Master Plan - City of Troy

MASTERPLAN2008

MASTERPLAN

CITY OF TROY MASTER PLANMASTERPLANMayorLouise E. SchillingCity CouncilMartin Howrylak, Mayor Pro-TemRobin E. BeltraminiCristina BroomfieldDavid EisenbacherWade FlemingMary KerwinPlanning CommissionChairRobert SchultzMembersMichael HutsonThomas Strat, AIAJohn Tagle, AIAMark VleckWayne WrightMark MaxwellPhilip SanzicaLon M. UllmannStudent RepresentativeBrad RaineCity ManagerPhil NelsonAssistant City Manager/EconomicDevelopment ServicesBrian MurphyAssistant City Manager/FinancialAdministrationJohn LameratoPlanning DepartmentMark Miller, AICP, PCP, Planning DirectorBrent Savidant, AICP, PCP, Principal PlannerRonald Figlan, PlannerPaula Preston Bratto, RLA, PlannerKathy Czarnecki, SecretaryInformation Technology DepartmentGert Paraskevin, I.T. DirectorAlex Bellak, GIS AdministratorCity Planning ConsultantCarlisle/Wortman AssociatesAnn Arbor and Clarkston, MichiganPhotographerAll Troy photos, unless otherwise credited,were provided by Acacia Photography of Troy,MichiganI

CITY OF TROY MASTER PLANThis Master Plan was adopted by the City of Troy Planning Commission on October 14, 2008Resolution # PC-2008-10-121Moved by: Commissioner Mark Vleck, Seconded by: Commissioner Thomas Strat, AIAWHEREAS, The Municipal Planning Enabling Act, PA 33 of 2008, provides that a municipal planning commission shall make andapprove a Master Plan for the physical development of the community; andWHEREAS, A Master Plan is a long-range, broad policy document used to guide decision-making related to land use and communitydevelopment; and,WHEREAS, The Planning Commission has determined that it would be in the public interest to adopt a new Master Plan for land use;andWHEREAS, The Planning Commission notified each municipality contiguous to the City, the County planning commission, each publicutility company and railroad company owning or operating a public utility or railroad within the City, for purposes of notification, ofits intent to adopt a new Master Plan; andWHEREAS, Relying upon public input, the City’s Planning Commission, Planning Department staff, and the City’s Planning consultantdeveloped the proposed City of Troy 2008 Master Plan; andWHEREAS, The Planning Commission encouraged public participation during the planning process including hosting a Master PlanWorkshop on June 21, 2007 and a Master Plan Open House on February 26, 2008; andWHEREAS, The proposed City of Troy 2008 Master Plan was submitted to City Council, which authorized distribution of the proposedplan; andWHEREAS, The proposed City of Troy 2008 Master Plan was distributed to each municipality contiguous to the City, the County planningCommission, each public utility company and railroad company owning or operating a public utility or railroad within the City, forpurposes of notification, for review and comment; andWHEREAS, The Planning Commission received comment in reference to the proposed Master Plan from several of these entities; andWHEREAS, On September 9, 2008 the Oakland County Coordinating Zoning Committee voted to endorse the proposed City of Troy2008 Master Plan, finding that the proposed Plan is not inconsistent with the Plan of any surrounding communities; andWHEREAS, On October 14, 2008, after proper public notice, the Planning Commission held a public hearing on the proposed MasterPlan, during which members of the public were given the opportunity to comment on the proposed Plan; andWHEREAS, The Planning Commission has determined that the draft City of Troy 2008 Master Plan represents the long-range vision ofthe City of Troy.THEREFORE BE IT RESOLVED, The City of Troy Planning Commission hereby approves and adopts the City of Troy 2008 Master Plan,“September 30, 2008 Draft for Distribution”, as per the requirements of the Municipal Planning Enabling Act, PA 33 of 2008, with thefollowing modification:On page 93, in the top right paragraph, the statement “and single-family residential” shall be removed.BE IT FURTHER RESOLVED, The Big Beaver Corridor Study shall be considered an integrated component of this Master Plan, and is alsoadopted as part of the Master Plan adoption process.BE IT FINALLY RESOLVED, That within the next five years, the Planning Commission shall review the City of Troy 2008 Master Plan anddetermine whether or not to commence the procedure to amend the Plan or adopt a new Plan.Yes: All present (7) 2 Absent: Sanzica, WrightMOTION CARRIEDII

CITY OF TROY MASTER PLANCONTENTSIntroduction 1What is this Master Plan’s true function? 1The Creation and Care of the Master Plan 2Master Plan Leadership 2Studies Relating to the Master Plan 2Organization of the Plan 3How will the Plan be used? 6Community Participation 7Troy’s Context: From Local to Global 9A Global Market 10The International Population 10Empowering International Investors 10Troy in the Regional Economy 11Leadership 12Transportation 12Sustainable Development 13A Place to Learn and Play: The Quality of Life in Troy 17A Philosophy of Learning 17The Integral Role of Educational and Cultural Institutions 19School Location 19A City of Villages 20Cultural Spaces 21Trails and Pathways 22Quality of Life, the Knowledge Economy, and the Creative Class 23Parks and Recreation 24Cultural Amenities 26Public Art 26A Place of Prosperity: The Economy of Troy 29Sustainable Business 29The Changing Economic Environment 32Retail and Services 32B2B and B2C 33Office and Information Technology 33Research and Research Technology 35The Land Use Balance 37Mixed-Use and Tax Base 37Troy as a Hub for the Regional Economy 38The DDA as a Center for the Regional Hub 38III

CITY OF TROY MASTER PLANThe City in Motion: Local and Regional Mobility 41Troy’s Existing Transportation Infrastructure 41Existing Conditions: Roadways 41Streets and Roads 41Roadway Improvement Program 42FAST-TRAC 42Traffic Committee 43Neighborhood Traffic Harmonization Program 43Existing Conditions: Highway Access 43Existing Conditions: Air Travel 43Existing Conditions: Transit 44The Future of Mobility in Troy 44Thoroughfare Plan 44Access Management 44Non-Motorized Transportation Plans 46The Transit Center and Transit-Oriented Development 47Virtual Pathways 49Impacts of Telecommuting 50Infrastructure: The Assets and Care of the City 55Investment 56Coordination 56Regional Smart Growth Development Patterns and Infrastructure Improvements 57Coordination Between Land Use Planning & Capital Improvements 57Innovation 58Low Impact Development 58Water Quality 60Green City: Responsibility to Natural & Energy Resources 63Preservation and Enhancement of Existing Natural Features 63Development and Natural Feature Preservation 64Urban Redevelopment 65Brownfield Redevelopment Authority 66Redevelopment Incentives 67Transportation 67Green Building 68Urban Form and Neighborhood Design 70Community Energy Planning 71City Demonstration Projects 72Hands-On Projects 72Maintenance of Parks and Recreation Facilities 72Planting Trees 73Waste Reduction 74Adaptive Reuse 74IV

CITY OF TROY MASTER PLANPeople: The Changing Face of Housing Demand 77Population and Households: Who are we and who are we becoming? 77Housing Options in Troy 80Housing an Aging Population 80Housing for the Knowledge Economy 81Live-Work Units 82Lofts and Urban Housing Options 83Housing for First Time Homebuyers 83Land Patterns: City Design and Image 87Land Use and City Design 87Future Land Use Map 89Neighborhoods Map 90Single Family Residential 91Neighborhood Nodes 93Economic Nodes Map 97High Density Residential 99Big Beaver Road 101Rochester Road 103Maple Road 105South John R Road 107Northfield 109Smart Zone 111Automall 113Transit Center 11521st Century Industry 117Recreation and Open Space 119Public and Quasi-Public 119Implementation 121Regulation 121Zoning 121Zoning Districts 121Overlay or Special Districts 122Planned Unit Development 123Conditional Rezoning 123Spending 123Capital Improvements 123Corridor Improvement Authorities: 124Downtown Development Authority 126Brownfield Redevelopment Authority 126Further Planning and Study 126Site and Architectural Pattern Books 126Green Building Manual 128Development Standards 128Subarea Plans 128Updates and Plan Maintenance 129Promotion of the Plan 130V

CITY OF TROY MASTER PLANIndex of Key Concepts 133Key Concepts 133Appendix 1.1 135Current Land Use Conditions 135Existing Land Use Map 136Residential Uses 135Low Density Residential 137Medium Density Residential 137High Density Residential 137Manufactured Housing Community 137Commercial and Office Uses 137General Office 138High Intensity Office 138Local Commercial 138Center Commercial 138Regional Commercial 138Automobile Dealership 138Planned Unit Developments 138Industrial Uses 138Research and Technology 138Industrial 139Public Uses 139Public/Quasi-Public 139Recreation / Open Space / Water 139Utility / Retention Basin / Airport 140Rights of Way / Private Roadway 140Appendix 1.2 141SGRAT Results summary 141Appendix 1.3 151Planning and Zoning Concepts for a Sustainable Future 151Appendix 1.4 163Demographics 163Appendix 1.5 169Airport Approach Plan 169VI

CITY OF TROY MASTER PLANIntroductionIntroductionFueled by necessity and inspired by achanging population, economy andregion, the City of Troy has determinedthat the development of a new Troy Master Planis critical to help the community cope with therealities of the 21st century in Michigan. TheMaster Plan is the official policy guide for theresolution of community development issues,and is relied upon to illustrate the desires ofthe City with regard to future growth anddevelopment. Given that the previous MasterPlan was originally adopted in 1965, withapproximately 20 updates since that time, a largemeasure of effort became necessary to developa new, original Master Plan designed around themodern City of Troy.The City derives its authority for thepreparation of a Master Plan fromthe Municipal Planning Act, P.A. 285of 1931. Section 6 states, in part:“The commission shall make and adopt amaster plan for the physical developmentof the municipality, including any areasoutside of its boundaries, which, in thecommission’s judgment, bear relationto the planning of the municipality. Theplan, with the accompanying maps, plats,charts, and descriptive matter shall showthe commission’s recommendations forthe development of the territory, including,among other things, the general location,character, and extent of streets, viaducts,subways.”To respond to the changes that have takenplace in Troy since the development of theprevious Master Plan, the goals and policiescontained within this document have beencarefully prepared to respond to new conditionsand projected trends to make Troy an attractiveplace to live and work. Community planningis the process which involves a willful effort todraw from a variety of sources to develop thosenew goals and policies.What is this Master Plan’s truefunction?The Plan serves many functions and is tobe used in a variety of ways including, butnot limited to, the following:• The Master Plan is a general statementof the City’s goals and policies andprovides a single, comprehensive view ofthe community’s desire for the future.• The Master Plan serves as an aid indaily decision-making. The goals andpolicies outlined in the Master Planguide the Planning Commission and CityCouncil in their deliberations on zoning,subdivisions, capital improvements, andother matters relating to land use anddevelopment. This provides a stable,long-term basis for decision-making.• The Master Plan attempts to coordinatepublic improvements and privatedevelopment. For example, publicinvestments such as road improvementsshould be located in areas identified inthe Master Plan as having the greatestbenefit to the City and its residents.CHAPTER 1: INTRODUCTION1

• The Master Plan serves as an educationaltool and gives citizens, property owners,developers, and adjacent communities aclear indication of the City’s direction forthe future.• The Master Plan provides the statutoryfoundation upon which zoning decisionsare based. The Michigan Zoning EnablingAct (P.A. 110 of 2006, as amended)requires that the zoning ordinance be inaccordance with a plan designed to meetthe residents’ need for natural resources,places of residence, recreation, industry,trade, service, and other uses, and toinsure they are situated in appropriatelocations.The Creation and Care of theMaster PlanThe Planning Commission of the City ofTroy is the primary agency responsiblefor the preparation of the Troy MasterPlan. Supported by City staff, consultants, andpublic involvement, it is the role of the PlanningCommission to develop and adopt this Plan andencourage its implementation.In a large, complex community such as Troy,however, the Planning Commission mustbroaden its planning process to go beyondconventional land use planning and explore avariety of topic areas which play a role in thedevelopment, redevelopment and well-beingof the community. This Plan was designedfrom the ground up to relate to a broad rangeof topics and build momentum for the future ofTroy.Master Plan LeadershipThe Master Plan is a document that shouldand must be embraced by as large arepresentation of the leadership of theCity of Troy as possible. While ultimately theresponsibility of the Planning Commission, theMaster Plan must inspire consistent decisionmaking throughout the community to live up toits potential. The Plan serves as a basis for thefundamental responsibilities of the PlanningCommission, such as review of developmentproposals and maintenance of the ZoningOrdinance, but also serves a larger purposeto inspire informed, innovative communitydevelopment. In that spirit, it is also theresponsibility of the Planning Commissionto advocate for the Master Plan outside of itsown reach, to ensure that it is implementedcommunity-wide.Studies Relating to the MasterPlanThe concepts introduced in the MasterPlan are drawn from many sources,including the previous Master Plan, otherplanning documents in the City, such as theBig Beaver Corridor Study, the goals of the CityCouncil, and the Ten Tenets of Smart Growth, (seesidebar, next page) explored in depth during thisPlan’s development. The Big Beaver CorridorStudy shall be considered an integratedcomponent of this Master Plan, and is alsoadopted as part of the Master Plan adoptionprocess.2 CHAPTER 1: INTRODUCTION

CITY OF TROY MASTER PLANThe Ten Tenets of Smart Growthare those principles adopted bythe Smart Growth Network toencourage the idea that growth canimprove conditions. These Tenetsare:1. Create a range of housingopportunities and choices.2. Create walkablecommunities.3. Encourage community andstakeholder collaboration indevelopment decisions.4. Foster distinctive, attractivecommunities with a strongsense of place.5. Make development decisionspredictable, fair, and costeffective.6. Mix land uses.7. Preserve open space,farmland, natural beautyand critical environmentalareas.8. Provide a variety oftransportation options.9. Strengthen and directdevelopment towardsexisting communities.10. Take advantage of compactbuilding design.www.smartgrowth.orgThe Plan was further inspired by the effortsof the Troy Futures Group; an organization ofmotivated “civic entrepreneurs” who collectivelydeveloped a document entitled “Vision 2020.”Troy Futures consisted of over 150 volunteerswho served on seven separate task forceseager to work on important issues such asinfrastructure, community image, lifestyles,learning, mobility, the role of Troy in the region,and economics. These areas of study, along withthe Ten Tenets of Smart Growth, in part inspiredthe topic areas covered in this Master Plan.Organization of the PlanIn order to bring together the wide varietyof topic areas relating to communitydevelopment beyond conventional land useplanning, the Troy Master Plan represents a newgeneration of community planning document.The Plan is more strategic in nature and focuseson a series of subjects, such as transportation,urban design, or housing, and is designed togo beyond a simple basis for decision making.The Plan will also act as a vehicle for thedevelopment of new ideas in the City.In many traditional community plans, themaster plan is arranged around the process, andseeks to explain the steps taken to complete thePlan, rather than focus on the subject matteritself. While this conventional approach hasworked in the past, it is far more useful to asmaller, less developed community for whichland use allocation is still a primary concern. In acommunity such as Troy, where the City is nearlybuilt out and in which the land use pattern isfirmly established, new issues emerge. A morefocused and strategic approach is necessaryto fully appreciate the character, assets, andpotential of the community.In addition, many conventional master plansare simply impractical to use on a daily basis. Aburdensome document with hundreds of pagesCHAPTER 1: INTRODUCTION3

of background data and exhaustive analysis isdifficult to navigate. While this Plan is supportedby similar research and analysis, such supportingelements are collected in an appendix and aredistributed throughout the document withinthe topic areas where they are most appropriate.Therefore, when the reader is investigating atopic such as transportation, the salient researchand data necessary to substantiate the policiesfor that topic are found in the most relevantChapter.The Plan is also designed to be used as aseries of stand-alone documents, where anindividual interested in a topic can rely uponthe applicable Chapter of the Plan to learnwhere the City stands and where it desires togo. In that spirit, the Plan has been arrangedaround the following topics:Troy’s Context: From Local to GlobalThis Chapter will analyze Troy’s role inthe regional development and economiclandscape, as well as establish the City’s abilityto position itself as a gateway to global markets.This Chapter focuses on intergovernmentalcooperation, as an important practice in thepositioning of Troy as a regional leader. TheChapter will create “bookends” with the later“Image and Character” Chapter around the morespecific Chapters which discuss recreation andlearning, economy, mobility, infrastructure,housing, and natural resource protection.Building on the concept of a more “global”Troy promoted by Troy Vision 2020, this Chapterwill describe Troy’s assets and attributes whichcould ultimately help accomplish ambitiousregional goals. This Chapter will position Troy asa regional leader for transit, the development ofworld-class amenities, and regional responsibilityto the environment and to civic infrastructure.A Place to Learn and Play: the Quality ofLife in TroyA vibrant community must have a varietyof elements. This Chapter will connectinnovative development styles, economicand social diversity, and cultural, educational,and recreational amenities. The benefits andtechniques of maintaining or upgrading currentamenities and the creation or encouragementof new ones, both within and outside of Troy,will be explored. This Chapter will specificallyemphasize the importance and role of recreationin the evolution of Troy as a global city.A Place of Prosperity: The Economy of TroyThis Chapter will focus on the changingeconomic environment and how Troy maydevelop an optimal mix of land uses for abalanced tax base which also meets the service,employment, and retail needs of the City andthe area beyond. Further, this Chapter will buildconsensus on the role Troy wishes to play in theregional and global economy.The City in Motion: Local and RegionalMobilityThis Chapter will analyze the existingtransportation network, including public transit,non-motorized pathways, access to air travel, androadways within the City of Troy and beyond.It will also explore the technological “virtualpathways” that are emerging for telecommutingand digital commerce, which could significantlyimpact the way people work and obtain goodsand services.4 CHAPTER 1: INTRODUCTION

CITY OF TROY MASTER PLANInfrastructure: the Assets and Care of theCityIn order to implement most of the measuresthat will ultimately be recommended by theMaster Plan, upgrading and maintaining civilinfrastructure must be considered. In thatregard, this Chapter will contain the MasterPlan’s discussion of sewer, water, and stormwaterinfrastructure. It will describe some of the keyneeds or opportunities with regard to theseutilities and discuss the City’s ability to maintainthem, while describing and recommendingalternative methods of meeting the needs of theCity.Green City: Responsibility to Natural &Energy ResourcesThis Chapter will provide the City with aforum for establishing itself as a regional andnational leader in the responsible treatment ofnatural resources and energy. The concept ofsustainability will appear throughout the Chapterin many areas, from stormwater management togreen building technology, to the preservation ofnatural features.Specific techniques to preserve the qualityof existing natural spaces and features relatedto development and redevelopment will bediscussed. Formal programs such as Low ImpactDevelopment (LID) for watershed protection andLeadership in Energy and Environmental Design(LEED) for architecture and site design will beincluded.Potential next steps beyond Master Planningwill be outlined to provide additional guidanceto the City in an effort to allow for the continuedgrowth of green elements in the City whileallowing for a balance of new construction andreconstruction.People: The Changing Face of HousingDemandThis Chapter will analyze the changing natureof Troy’s population and compare local trendsto regional and national trends. Topics such ashousehold size and age will be used to makerecommendations to improve the utility ofthe City’s housing stock to meet the changingdemand for housing types of many varieties. Theconcepts of affordability and housing an agingpopulation will be covered in detail.Land Patterns: City Design and ImageThe goals and objectives established in theprevious Chapters of this Plan will be translatedinto land use policy within this Chapter. TheFuture Land Use Map will formalize the input,research, and conclusions of the Plan byestablishing clear land use policy. While it isintended to be a fluid document, the Future LandUse Map establishes a continuous basis for landuse decision-making through changes in themakeup of elected and appointed boards, andtherefore encourages the implementation of thelong-term goals and objectives adopted withinthe Master Plan.This Chapter will also expand on the FutureLand Use Map and discuss visual and designcharacteristics in the City of Troy. The physicaldifferences which affect the daily function andsuccess of developed areas, especially corridors,will be pointed out in order to more accuratelyfocus on those areas which could benefit fromchange.The Chapter will promote smart growthprinciples related to compact, mixed-usedevelopment, and will describe the benefits toTroy in this regard. This Chapter will center ona series of sub-area plans and will highlight theimportance and utility of form-based codes.CHAPTER 1: INTRODUCTION5

ImplementationThe “action plan” to help the City realizethe goals of this Plan will be collected in theImplementation Chapter. A description ofgeneral tools and measures for Master Planimplementation will also be included.How will the Plan be used?Day to dayOn a daily basis, the City Staff will refer tothe Master Plan when conducting the regularbusiness of the City. Whether discussingdevelopment options with a potential developer,working on drafting new Zoning Ordinanceamendments, or making recommendations tothe Planning Commission or City Council, theMaster Plan will inform and guide the policies ofthe City’s professionals. In addition, the Plan willserve as a reference for neighborhood groups,the local investment community, and for nonprofitcommunity development organizations.Month to monthOn a weekly or monthly basis, the electedand appointed officials of the City will referto the Master Plan when making decisionsabout land use development proposals,and in the setting of City policies relating tocommunity development. The improvement ofinfrastructure, development of regulations andordinances, and budgeting of the City will all beinfluenced by the goals and policies establishedby this Master Plan.6 CHAPTER 1: INTRODUCTION

CITY OF TROY MASTER PLANThe five common traits of civicentrepreneurs according to theauthors of “Grassroots Leaders for aNew Economy” are that they:1.2.3.4.5.Year to yearSee opportunity in the neweconomyPossess an entrepreneurialpersonalityProvide collaborative leadershipto connect the economy andthe communityAre motivated by broad,enlightened, long term interestsWork in teams, playingcomplementary roles(Information from “Grassroots Leaders for a New Economy—How Civic Entrepreneurs are Building ProsperousCommunities” Collaborative Economics, 1997 and “Thecivic entrepreneur— a new leadership model is takingroot, but not here” Charleston Regional Business Journal07/30/2001, http://www. charlestonbusiness.com/pub/4_16/news/1875-1.html)It is critical that the Master Plan be annuallyevaluated to ensure that it still represents thepolicy direction of the City. The City shouldaudit its effort on a regular basis to reflect on thePlan and recognize the accomplishments it hasmade towards the execution of the goals andpolicies of the Plan. Revisions and updates to thePlan should be considered annually to make surethe Plan continues to enjoy widespread support.Community ParticipationThe development of a community’smaster plan must involve not onlyelected and appointed officials withinthat community, but also leaders withinthe community at large. The communityparticipation measures taken throughout theprocess are essential in establishing publicsupport for the policies within the document,and to ensure that the plan is indicative of thepreferences of as broad a representation of thepopulation as possible.Therefore, during the planning process,the importance of “civic entrepreneurship,”such as that displayed by the Troy Vision2020 group, becomes significant. These andother community leaders have brought theirconsiderable knowledge and experience to thetable to ask difficult questions about the futureof the City, and to do their part to help the Cityevolve. The Planning Commission has called ongroups such as Troy Vision 2020 to participatein the planning process, as well as other boards,commissions, and agencies throughout Citygovernment and beyond.Civic EntrepreneursThe phrase “Civic Entrepreneur” was coinedin 1997 in the book “Grassroots Leaders fora New Economy—How Civic Entrepreneursare Building Prosperous Communities” byCollaborative Economics. The main theme of civicentrepreneurship as stated by the authors is thatan individual of influence, be it social, economic,political or some combination of these, choosesto volunteer their time and attention for agreater good at a large scale. Often associatedwith regional initiatives, civic entrepreneurs areknown to use their connections and resources tolead opinions and bring visibility to large-scaleinitiatives.CHAPTER 1: INTRODUCTION7

Collaborative Economics state that civicentrepreneurs “…have the personality traitscommonly associated with entrepreneurialbusiness leaders. They are risk takers. Theyare not afraid of failure. They possess courageborn of strong conviction. They are people ofvision. They are passionate and energetic. Theybring out the best in people and know how toencourage them along.”WorkshopTo engage the civic entrepreneurs of Troy, onJune 21, 2007, the City conducted a Master Planworkshop which involved a selected participantlist of over 150 invitees. Those invited toparticipate on the workshop process representeda wide cross section of Troy’s population, andincluded residents, business owners, City officials,volunteers, and other participants.In this workshop, the participants wereengaged to employ the “Smart Growth ReadinessAssessment Tool,” (SGRAT) a new programdesigned by the Michigan Land Policy Instituteat Michigan State University. The tool is designedto help communities learn how to incorporate“Smart Growth” principles into their land usemanagement practices. “Smart Growth” is a termconceived in 1996, when the EnvironmentalProtection Agency lead a group of organizationsto form the Smart Growth Network. The SmartGrowth Network is a group dedicated to creatingnew land development practices which “...boostthe economy, protect the environment, andenhance community vitality,” as stated by theSmart Growth Network.A comprehensive document including theresults of the June 21, 2007 workshop andan analysis of the findings uncovered by theSGRAT can be found in an appendix to thisPlan. The Tool is intended to assess how well acommunity is prepared to develop according tothe Ten Tenets, to allow communities to measureprogress over time, and to supply resources forcommunities interested in growing smart. TheSGRAT is the most comprehensive such tool inthe nation.Chapters 2 through 8 contain a summary ofseveral questions and responses from the surveyand from the SGRAT itself. The sample of SGRATresults chosen for each Chapter were selectedto complement the survey results or highlightareas of particular concern as identified throughvarious phases of the planning process. Allsections of the SGRAT were considered in thedevelopment of the Master Plan.8 CHAPTER 1: INTRODUCTION

CITY OF TROY MASTER PLANTroy’s Context:From Local to GlobalTroy is a leader in Michigan. Hometo a large number of internationalcorporations, and about 6,000individual businesses, the City of Troy hasa workforce of over 120,000 and a daytimepopulation of over 136,000 people, nearly55,000 more people than reside in the City.Given the scale of these estimates, it is clear thatTroy possesses a business culture rivaling anyin the Midwest. Building on this success, theCity has an opportunity to establish itself as theinternational gateway to Southeast Michigan forthe global business community.The national manufacturing economy isbecoming a “Knowledge Economy.” TheKnowledge Economy, which will be exploredin subsequent Chapters, is essentially a newcompetitive environment empowered by theavailability of information from new sources.This Master Plan includes many topics whichrelate directly to managing change in Troy tocapitalize on this fundamental shift. Troy hasa head start in this regard, given its substantialoffice presence, and its lesser dependence onconventional manufacturing land uses, whencompared with other local communities.Knowledge Economy businesses dependon global communication and 21st centurytechnology to reach out to markets around theworld. These types of practices tie communitiestogether in new ways, for new purposes, thanever before. The emergence of such businessesdemands a new set of assets for a City toattract the best new companies and workforce.Knowledge-based businesses, for instance, relyon telecommuting and home-based businessesmore than ever before. Businesses that conductmuch of their business over the internet mayhave specific building and use needs, whichcould benefit Troy in that it has a great deal ofavailable light industrial and office complexproperty.The integration of communities like Troyinto these worldwide markets also createsopportunities for them to expand their horizonsand introduce themselves to new, expandingor relocating businesses that may never havebeen aware of them otherwise. Competing forthese businesses and the workforce necessaryto support them will be a major focus of thisMaster Plan.City of Troy Facts:Population (Census 2000) - 80,959Population (Planning Dept., 2007)- 87,594Annual City Budget - $149 MillionCity Millage Tax Rate - 9.28 milsMarket Valuation - $12 BillionRetail Space - 6.59 Million sq. ft.Office Space - 17 Million sq. ft.Manufacturing/Engineering Space- 18.8 Million sq. ft.Businesses - 5,818Employment - 125,000Number of Households - 38,747Average Cost of Housing - $247,631Household Income - $88,141www.troymi.govCHAPTER 2: CONTEXT9

A Global MarketTroy must adopt a strategy to positionitself globally, in terms of internationalbusiness connections and with regardto marketing its assets to attract worldwideinvestment. Southeast Michigan is a regionfounded on innovation in industry. Troy is acommunity within that region with uniqueattributes which will empower it to serve asa gateway in the 21st century between thisimportant region and the rest of the world. Forinstance, Troy has a much higher percentage offoreign-born residents than any community inthe area, nearly 20 percent, or double that overOakland County on average. Troy’s foreignbornpopulation is over 62 percent Asian, whichprovides a unique opportunity to link Troy withthe fast-growing markets of Asia. Figures 2.1 and2.2 demonstrate these statistics. The Troy Vision2020 Wealth Creation Task Force specificallymentioned Troy’s Asian population as a asset forworldwide outreach.The International PopulationTroy has embraced international populationsand now benefits from a great deal of diversity.The courses of action recommended by TroyVision 2020 for the City’s Asian population areapplicable for any potential international group.For instance, Troy Vision 2020 suggests that theCity should partner with local Asian businessleaders to promote the City in Asia. This couldbe applied to any country or region of the world.The City should consider developing a taskforce of international ambassadors for Troy, torepresent the community around the world.The Vision 2020 recommendation thatthe international community within Troy beencouraged to participate more actively incommunity affairs is also an important taskfor the City to accomplish. By engaging theinternational population of Troy more actively,and collaborating with people from around theworld, Troy will benefit from broad points ofview and an international perspective.Empowering International InvestorsThis City plays a central role in theestablishment of a new business or theredevelopment of an old business. Approvalsand permitting for new facility construction,provision of City services, taxing policies, andother elements of City governance must all betaken into account when a business investigatespotential locations or markets. These complexelements become even more intimidatingFigure 2.1 Percent Foreign Born20.018.016.014.012.010.08.06.04.02.00.0TroySterling HeightsRochester HillsAuburn HillsWarrenOakland CountyBirminghamRoyal OakPontiacDetroitFigure 2.2 Area of Origin by Percentage,Foreign Born Troy ResidentsAsia , 62.6Europe, 23.4Africa, 2.8Oceana, 0.3Latin America, 3.7North America,7.110 CHAPTER 2: CONTEXT

CITY OF TROY MASTER PLANfor international businesses, who may befacing hurdles with regard to language orunderstanding of Federal, State, or local laws andregulations.With this in mind, the City should considerpartnering with the Chamber of Commerceand Automation Alley to create a “hub” forinternational investors to find assistance inthese areas. Project managers assigned topotential investors could help these businessesfind real estate opportunities, obtain legalor accounting consultation, or overcomecommunication barriers. These projectmanagers would connect Troy’s resources withthose who would most benefit from them tomake the City a partner for the companiesconsidering Michigan in their business plans.Troy in the Regional EconomyThe use of effective communication is akey ingredient of building and nurturingpartnerships or celebrating social,economic and physical diversity. Communicationmust include all forms of transmissionand media. The importance of regionalcollaboration, a sentiment echoed by Troy Vision2020, which stresses that Troy is part of a greaterregion, which must grow together for Troy tomeet its full potential. The Regionalism TaskForce for Troy Vision 2020 dealt exclusively withdeveloping visions for all of Southeast Michigan,with the goal of contributing to a region witha cooperative spirit, willing to coordinateand consolidate services, and to improverelationships pertaining to water and sewerregional service.Cities cannot thrive alone. Systems andrelationships are needed between the publicand private and non-profit environments.Coordination and consolidation efforts betweenpublic entities are also critical as resourcesbecome more expensive and services moredifficult to sustain. Partnerships betweenSEMCOGThe Troy Vision 2020 Plan stresses theimportance of regional coordinationand communication. Troy is a membercommunity in SEMCOG, the SoutheastMichigan Council of Governments.SEMCOG is the regional planner inSoutheast Michigan. SEMCOG plans inareas that cross jurisdictional boundaries inLivingston, Macomb, Monroe, Oakland, St.Clair, Washtenaw, and Wayne counties.At SEMCOG, local governments candeliberate on regional issues, such asimproving transportation and waterquality. SEMCOG assists local governmentsand educational institutions in planning forcommon needs and in recognizing regionalopportunities. Policy decisions are made bylocal elected officials of SEMCOG’s membergovernments, ensuring that regionalpolicies reflect the interests and concerns ofmember communities.SEMCOG advocates for changes in publicpolicy, representing Southeast Michigan inLansing and Washington as a single, strongvoice for its local member governments.SEMCOG is the premier resource for dataabout Southeast Michigan, gathering andanalyzing information for public and privatesector decision making on the region’seconomy and quality of life. SEMCOG’slibrary has a specialized collection of morethan 30,000 books and reports on regionalplanning issues in the areas of transportation,the environment, community and economicdevelopment, demographics, land use, andintergovernmental cooperation.from www.semcog.orgCHAPTER 2: CONTEXT11

the City and these other agencies, as wellas partnerships that are regional in scope,have a place for the City of Troy. Throughcommunication and partnering, the City cantake an active part in making all of SoutheastMichigan a better place to live and work.Troy must be willing to take the lead withinOakland County and Southeast Michigan toarrange networking functions, lead regionaldiscussions, host events and functions, andtake responsibility for managing projectsrelating to regional cooperation.The City of Troy can advocate for commongoals in the region by sharing its findings, plans,and studies with other communities. GivenTroy’s willingness to develop new and innovativeways to develop solutions and provide a highquality of life for its residents, Troy has developedresources that would be helpful in other areacommunities. The City can set an examplefor others to follow, and develop consensuson important issues like the environment andtransportation.other Southeast Michigan communities toestablish firm partnerships geared towardregional improvement, it must select focusedareas that serve the dual purpose of inspiringother communities, and in which Troy canbe competitive. The City must find nichemarkets where it can lead the Midwest andthe nation, which build on its strengths. Twoareas where the City of Troy can excel, andwhich are important throughout the region, arepreservation of the natural environment, andenhanced transportation.TransportationTroy is a complex place that contains diverseneighborhoods, business districts, industrial andeducational campuses, and a wide variety ofroads, from freeways to neighborhood streets.These ingredients are in place and complementone another to make up the City of Troy. Tosustain the positive relationship betweenland uses and street characters, linking andconnecting the City through multiple methodsis critical. Linking the City to other communitiesand to the greater region is just as important.LeadershipBecoming a regional leader in the areasof transit, environmental concerns,and civic infrastructure is an importanttheme described by Troy Vision 2020. While theCity does have an opportunity to advocate forregional cooperation, it must also establish firmprecedents that will gain it increased credibilityin the region to position itself as a leader andauthority.In order to provide the most successfulexample of a community thriving in the 21stCentury economy, Troy must think strategicallyabout focused areas which represent communityvalues and which will differentiate Troy amongstits peers. If Troy is to provide leadership toTroy and Birmingham Transit CenterLocated on a three-acre parcel of land behindthe Midtown Square at Coolidge Highwayand Maple Road in Troy, the planned Troyand Birmingham Transit Center will be a$3.5 million facility designed to offer users acentral hub for train, taxi, rental car, or busservice. The project would replace the trainstation in Birmingham with the new facility,primarily located in the City of Troy.www.michigan.gov/mdot12 CHAPTER 2: CONTEXT

CITY OF TROY MASTER PLANMobility, which is presented in acomprehensive Chapter later in this MasterPlan, will be a crucial area for the City movingforward with regional cooperation andenhancement. Connecting the employmentcenters of Troy with a wide variety of housingmarkets in the area, including those inother nearby communities, and regionalshopping, entertainment, and educationalfacilities is an important strategy for bringingSoutheast Michigan together. Shared accessto a successful multi-modal transportationframework will be a major step in providingaccess between communities for all residents,to allow people to experience other regionalcommunities in new ways.Advocating for enhanced regionaltransportation is an important step inTroy’s goal to become a regional leader.The development of the planned Troy andBirmingham Transit Center will bring Troy andBirmingham to the forefront of SoutheastMichigan in providing an example ofcoordinated planning for new transportationoptions in Michigan.Sustainable DevelopmentAn area where the City can accomplish avariety of objectives is the adoption of a strongphilosophy toward sustainable development.Incorporating new sustainable developmentstandards into City policies will encourageenvironmentally, socially, and economicallyresponsible development and enhance thepreservation of the City and region’s assets. Thisphilosophy will also demonstrate to the greaterSoutheast Michigan Community that Troy isleading the effort to promote sustainability.This important topic is being addressed inmany Michigan communities, providing Troywith another opportunity to promote regionalcooperation.Sustainable DevelopmentThe United States EnvironmentalProtection Agency (U.S. EPA) definessustainability as “the ability to achievecontinuing economic prosperity whileprotecting the natural systems of theplanet and providing a high quality oflife for its people”. It further states that“achieving sustainable solutions callsfor stewardship, with everyone takingresponsibility for solving the problemsof today and tomorrow-individuals,communities, businesses and governmentsare all stewards of the environment”.Sustainability covers many areas, includingthe environment, economics and socialresponsibility. In terms of the Master Plan,sustainable development may be themost important concept to be familiarwith. Environmentally friendly buildingdesign and a reduced dependence on theautomobile, for instance, are elements thatcontribute to a philosophy of sustainabledevelopment. A simple, common definitionfor sustainable development was originallypresented in the report “Our CommonFuture.” It reads:“Sustainable development is developmentthat meets the needs of the presentwithout compromising the ability of futuregenerations to meet their own needs.”Sustainable development essentiallymeans improving quality of life withoutincreasing the use of natural resources tothe point of exhaustion or compromisingeconomic or social well-being.(Information from http://www.epa.gov/sustainability/, World Commissionon Environment and Development (WCED). Our common future.Oxford: Oxford University Press, 1987 p. 43 and http://www.sdgateway.net/introsd/definitions.htm)CHAPTER 2: CONTEXT13

FIGURE 2.3: SUSTAINABLE DEVELOPMENTGRAPHIC BY CARLISLE/WORTMAN, CONTENT FROM JOHANN DRÉOAnother positive benefit that a Citywidephilosophy encouraging sustainabledevelopment would be the creation of a newglobal reputation for environmental stewardship,under which the City could market itself to ecoconsciousbusinesses throughout the world. TheMaster Plan will describe many techniques forenhancing the City’s natural features in Chapter 7By demonstrating and marketing the City’scommitment to sustainability, and specificallyeco-friendliness, a new niche to attract greenenergy and other environmentally concernedbusinesses would emerge. Troy can becomethe model of an environmentally friendlycommunity envisioned by the Image and FeelTask Force of Vision 2020, while enhancing itsattraction to the Creative Class and welcomingKnowledge Economy businesses operatingwith a renewed interest in environmentalprotection.14 CHAPTER 2: CONTEXT

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What can the City of Troy do to continue to attract world-class businesses?• Steamline the start up process. Be proactive in soliciting business – domestic and worldwide. Helpbusiness to find locations and reasons to locate in Troy (incentives). Accelerate development of thetransit center. Improve road conditions and traffic movement.What steps would you take to make Troy a more vibrant and engaging place to live and work?• Provide mass transit options to access entertainment in metro Detroit.What is the most important improvement that Troy can make to ensure that all residents haveaccess to safe and efficient transportation?• Lobby and work towards a high density regional transit system with a City component connected to thesystem.• Create regional public transportation that is efficient, safe and inexpensive.• Make it affordable and convenient not just within the City.• Keep the roads nice – for all transportation.• Promote multi model transportation options in City.• Transit – regional transportation initiative.Should Troy play a role in the development of improved regional transportation?• Yes, we should work on developing the proposed Transit Center and expand from there.• Yes. We need a method for our residents to get to their place of employment without using singleoccupant vehicles. We need a method of transportation for youth and seniors. Lastly, we need a methodto bring employees to the businesses located in Troy. Continue to develop walkability.• Mass transit will be critical to future vitality of all communities. The leader regionally in mass transit willcreate financial stability for all. Troy should be the leader in Oakland County.Should the City be a model for responsible care of the natural environment?• Yes. The City needs to promote green growth in new developments and within its own buildings. Cityowned property does not need to be all developed into parks, it can be just left in its natural state.Encourage and educate about mass transit and walkability.• Yes, we only have a natural environment once. The trees, parks and water resources must be protected.The City of Troy is the steward of the resources in the community.Do you feel it is important for the City of Troy to promote the advancement of or mandate thepractice of sustainable development, such as, but not limited to, the construction of certified “greenbuildings” and Low Impact Development techniques for stormwater management?• I believe promotion is desired for construction of certified “green buildings”. Low impact Developmenttechniques for stormwater management are a practice that should be mandated. Economics willdetermine the practical nature of these areas of development.• Absolutely – we are doing that now with planning.CHAPTER 2: CONTEXT15

What does the Smart Growth Readiness Assessment Tell Us?Throughout this Master Plan, each Chapter will contain a brief summary of those SGRAT resultswhich most directly inform the topics covered by that Chapter. The SGRAT responses will also playa critical role in the development of implementation policies.Tenets 3 and 5 contained a series of questions addressing cooperation and collaboration, publicoutreach, and the practices and procedures which regulate land development in the City. Thefollowing summaries provide a short description of the City’s score in these areas .Tenet 3: Encourage community and stakeholder collaboration in development decisions.Troy was awarded approximately 40 percent of the available points for Tenet 3. While the participantsperceived the City of Troy to be very good about collaboration in formal settings, such as thedevelopment of new Zoning Ordinance amendments or Master Plan revisions, the perception ofcollaboration outside of those programs was poor. In other words, respondents felt that the City hasroom to improve when it comes to general encouragement of an open, collaborative environmentwith special interest groups, adjoining communities, and the general public, especially as it relatesto smart growth principles.Another area where the City could improve its score in this area is to develop stronger communityoutreach programs with regard to planning and growth issues. While collaboration with schoolsscored well, education and collaboration with the general public, especially when initiated by theCity itself, was not perceived well.Tenet 5: Make development decisions predictable, fair, and cost-effective.The City scored very well with regard to Tenet 5. The City received nearly 75 percent of the availablepoints in this area, thanks to a strong perception that the City diligently maintains its ZoningOrdinance, Master Plan, and other community planning documents, its consistency between itszoning and planning, and perception of fairness to the development community. Respondents feltthat developers are given a fair chance to innovate in Troy, and that most new development makesa strong contribution to the City as a whole.The City could score even higher in this area were it to permit additional density for developers whopropose more smart-growth oriented developments. Also, participants felt that more attention tolong-range planning could be paid, although there was a positive recognition that current practicesfor ongoing development were strong and fair.The City received extra points for supporting participation in elected and appointed official trainingprograms, such as the Michigan State University Extension Citizen Planner Program, and continuingeducation in the area of planning.16 CHAPTER 2: CONTEXT

CITY OF TROY MASTER PLANA Place to Learn and Play:The Quality of Life in TroyQuality of life is what makes a communitythrive. Elements like schools, parks,and cultural amenities contribute tothe quality of life, but must be complementedby innovative development and supportinginfrastructure. A dedication to learning,healthy citizens, and strong institutions willhelp create a community which attracts aworkforce of educated and talented membersof young generations. Excellence in these areaswill enhance Troy beyond expectations, andtherefore this Chapter provides a foundation forall other areas of this Master Plan.People have a choice of where to live, andevery community has its own unique elementsto attract residents. What makes Troy a specialcommunity where people aspire to live andwork? Troy Vision 2020 explored this issue indepth. Beyond strong employment, attractiveand affordable housing, and efficient access togoods and services, people seek communitieswith the amenities that will enhance their lives.FIGURE 3.1: EDUCATIONAL ACHIEVEMENT OFRESIDENTS OVER 25 YEARS OF AGEU.S. CENSUSEducation Level (Percentage)Graduate or Professional Degree (22%)Bachelor's Degree (28%)Associate Degree (6%)Some College, No Degree (18%)Graduated High School (17%)Did Not Graduate High School (8%)Troy has invested greatly in its parks andcultural amenities and must continue to do so togrow as a community and differentiate itself fromother Southeast Michigan cities and townships.Troy must embrace innovative developmentstyles which capitalize on economic andsocial diversity, and cultural, educational, andrecreational amenities. In that spirit, this Chapterwill focus on the enhancement of quality of lifeissues to secure Troy’s status as a global city.A Philosophy of LearningAcritical theme to emerge from theTroy Vision 2020 was the concept of“Lifetime Learning.” In order to becomea competitive community in the KnowledgeEconomy and a community renowned for itsattention to the enhancement of its citizens’changing educational needs, the City must adopta new philosophy. This philosophy includes, butgoes beyond, conventional formal education andintroduces the idea that all aspects of communitylife must consider and promote the continuedenhancement of Troy’s citizens. The way inwhich learning is regarded in the City of Troywill continue to support and impact the futureenrichment of the community in this area.As it stands today, the City of Troy has a welleducatedpopulation. As indicated in figure 3.1,almost 75 percent of Troy’s residents have somecollege education. Fifty-six percent of residentshave an advanced degree, including a bachelor’s,associates or graduate/professional degree. Only8 percent of residents did not graduate highschool.CHAPTER 3: QUALITY OF LIFE17

The Troy Vision i 2020 Lifetime i Learning Tasklearning opportunities; i establish a focal pointForce developed ideas to ensure that “Troy willfor this information and make efficient use ofbe globally recognized as a community thatthe resources of the Troy Public Library.provides its citizens with the opportunity toachieve social enrichment and personal growth 3. Utilize the expertise and knowledge of Troyvia lifetime learning.” The Troy Vision 2020citizens — maintain and expand programsReport indicates that the Lifetime Learning Task (ex. Sights & Sounds, APT to Succeed) thatForce was asked to examine “access to personal, encourage the shared personal knowledgeprofessional, and organizational intellectualand discourse among different cultural,stimulus and growth” within the Troy community. professional, public and private organizations.The Executive Summary from this Chapter of the This benefit will strengthen the sense ofReport states that the Task Force created a vision community in Troy.statement and goals for learning in Troy:“Our vision is for Troy to be globally recognizedas a community that places a high value onlifetime learning for its citizens. A collectivecommunity effort is required for this effort to besuccessful. The vision can be achieved by takingaction on five broad goals:”1.2.Coordinate the efforts of our learninginstitutions — establish a new City of Troycommittee focused on lifetime learning, withthe responsibility for strategic coordination ofTroy’s learning resources. This will strengthenthe connection between the needs of thecommunity and Troy’s lifetime learning assets.Improve communication about the learningopportunities that are available in the Troycommunity — establish and maintain a“Learning Clearinghouse” and make it theprimary resource for information about lifetimelearning resources within the Troy community.This will increase the awareness of lifetimeHigh Quality SchoolsThe Troy School District operates twelveelementary, four middle, and three highschools within the City. In addition tothe schools, the Troy School District hasother properties in the City, includingNiles Continuing Education Building, theAdministration Building, bus garage, andseveral vacant properties. The Troy SchoolDistrict encompasses most of the City, butsmall segments along its perimeter are servedby six other school districts. Three of theseschool districts, Birmingham School District,Warren Consolidated Schools, and AvondaleSchools, have elementary schools in Troy.Troy is also home to universities and colleges.Campuses or facilities of Central MichiganUniversity, Michigan State University, ITTTechnical Institute, the International Academyof Design and Technology, Walsh College,Spring Arbor College and the University ofPhoenix can all be found within Troy.18 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLAN4.Invest in world-class lifetime learning servicesand facilities — build a bigger and betterlibrary. Now. The Troy Public Library is extremelypopular and far too small. Additional parkingand program space are desperately needed.to anyone in the City. Complemented by thestrong reputation of Troy schools, the regionalimage of Troy as a community dedicated tolifelong enhancement and engagement willcontinue to grow.5.Provide opportunity, encouragement andrecognition for the highest levels of academicachievement – actively pursue regional andnational academic competitions (ex. MathOlympiad) and host them in Troy. Publiclycelebrate academic achievement more oftenthan once a year. This will enhance Troy’sreputation as a center of high-quality K-16education.These formal goals must be supported byother measures which enhance Troy’s cultureof learning. To attract the Creative Class, Troymust continue to evolve into a regional leaderfor innovation. Troy Vision 2020 accuratelyobserves that Southeast Michigan has historicallybeen an “incubator” for innovative ideas, withinthe industrial sector especially. Troy has anopportunity to rekindle this reputation.The development of formal City programsand facilities, like the “Learning Clearinghouse”introduced by Troy Vision 2020, and the furtherimprovement or replacement of the Troy Libraryrepresent active steps the City can take toestablish a basis for lifetime learning. Continuingeducation, higher education, job training,career counseling, and a renewed cooperationwith local public and private schools, collegesand universities are measures Troy should taketo build momentum for a culture of learning.The enhancement of educational opportunitiesthroughout all phases of community life willallow people from a wider variety of economicand age groups to enjoy a quality of life alreadyenjoyed by the most educated residents of Troy.Increased job opportunities and better income,as well as a more visible and meaningful role incommunity life can in this way be made availableThe Integral Role ofEducational and CulturalInstitutionsSchools, parks, vibrant downtowns, naturalfeatures, and many other land uses whichfactor into a community’s quality of lifeconsequently play a large role in the physicaldevelopment of the community. The location ofschools, for instance, has a profound effect onresidential housing values. In fact, central civicuses like schools have always driven the successof whole communities, especially collegesand universities, which can greatly influencecommunity development.School LocationWith this in mind, the City must closely monitorthe demographics to prepare for the changingnature of schools. Given that schools, fromelementary through college, are such a criticalcomponent of how cities develop, the continuedpresence of existing facilities and the placementof future facilities must be anticipated by the Citythrough close communication with local publicand private school leaders, and university andcollege officials.This Master Plan can suggest physical planningand land use policies which support andimprove the educational framework in the Cityby enhancing access and vitality of those areaswhere educational centers are located. Giventhe correlation between a good neighborhoodschool and its effect on nearby property values,the City must ensure that these institutionsremain relevant and successful.CHAPTER 3: QUALITY OF LIFE19

In order to secure continued enrollment inneighborhood schools, the City must permitresidential densities within their districtswhich support and are compatible with theirstudent capacity. Furthermore, the City canintegrate safe, walkable school access into newmixed-use development in instances where suchdevelopment is nearby existing or proposedneighborhood schools. As the demand for newor different schools arises, the City must partnerwith local school leaders to encourage theSafe Routes to SchoolMichigan’s Safe Routes to School programis managed by the Michigan Departmentof Transportation (MDOT), with supportfrom the Governor’s Council on PhysicalFitness, Health and Sports. A State coalitionand steering committee provide leadershipfor all aspects of the program. The FederalSafe Routes to School program was createdby Section 1404 of the Safe, Accountable,Flexible, Efficient Transportation EquityAct: A Legacy for Users (SAFETEA-LU),(P.L. 109-59) of August 10, 2005 (www.saferoutesmichigan.org) The purposes ofthe Safe Routes to School program are:••To enable and encourage children,including those with disabilities, towalk and bicycle to school;To make bicycling and walking toschool a safer and more appealingtransportation alternative, therebyencouraging a healthy and activelifestyle from an early age;For the period from 2005 to 2009, at totalof 612 million dollars has been set asidefor this program across the United States.In this period, Michigan will receive a totalover five years of 19.26 million dollars,based on its share of national enrollmentin grades K-8.establishment of schools within mixed-use areas,rather than automobile-dependent locations, topromote interaction between classrooms andthe greater community.A City of VillagesTroy does not have a conventional “citycenter” or downtown. The vibrant core of manysuccessful communities known for their abilityto attract the creative class is often cited as aprimary determinant of that community’s image.Respondents to the Master Plan survey feltstrongly that while Troy may not be able tohave a single focused center, it must createactivity nodes throughout the City, capitalizingon the diversity of Troy for shopping andentertainment experiences.This type of response was preceded by TroyVision 2020, which introduced the conceptof “Villaging” in Troy. The idea of “Villaging”could be described as a means of stagingcomplementary development in a focusedmanner intended to create vibrant “nodes” ofactivity which have an identifiable character.Similar to smaller towns, these areas wouldbe compact, would have a clear edge, wouldgenerally be supported by a common theme,and would incorporate dense, mixed-usedevelopment. Such “Villages” should incorporatecommon community elements, be designed toencourage active living, and should have useswhich support a successful business foundation.The Big Beaver Corridor Study supports theconcept of focused development areas. The areadescribed by the Study as the “Troy City Center”is intended to be the “ultimate people place,” anarea which would build off of its most successfulcommercial and office tenants, such as SomersetCollection, to foster a mixed-use, vibrant areawith significant year-round activity. The Studyaspires for the Troy City Center to become the“heart” of Troy, where urban residents can live,work and play in a single area. The predominant20 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLANbuilding uses prescribed by the Study in the CityCenter are large mixed-use buildings with retailat grade and office and residential uses on upperfloors.“...the casual introduction of cultural life is partof the historic mission of cities.” -Jane Jacobs ,Death and Life of Great American CitiesCultural SpacesThe Big Beaver Study also includes anarea labeled “The Promenade” designed forrestaurants and entertainment uses in closeproximity to hotels and business meetingplaces. The Promenade would also serve as alarge local draw, and could include a gatheringpublic space for enjoyment for residents,visitors, workers, etc. Within Troy’s focus areas,the City has an opportunity to leverage physicaldevelopment to casually introduce cultural lifeto the City.How can a City “casually” introduce culturallife? What should a Master Plan, a documentfocused on land use and physical planning,have to do with cultural life? While it may notbe the direction of this document to introducetechniques for programming cultural activities,it can establish a direction for the provisionof space for such activities to occur, eitherformally or informally. A city must have central,unprogrammed open spaces in close proximityto its homes and businesses to encourage aflourishing cultural atmosphere.While many communities are home totraditional brick-and-mortar cultural facilities,such as theaters and art museums, thosecommunities renowned for cultural atmosphereare so recognized for the things that take place inpublic spaces. Art in the park, street performers,summer theater programs, and many otherforms of cultural expression are common in citiesPearl Street Mall in Boulder, Colorado. Photo by Mark RuckmanA good example in the United States ofunprogrammed open space is Boulder,Colorado’s Pearl Street Mall. Pearl StreetMall is a section of blocks in the center ofBoulder which were closed off to automobiletraffic, and finished with seating areas,landscaping, and most of all, large areasof open, unprogrammed space. Theseareas have become popular for politicaland artistic expression in the summermonths. Given their strategic locationand limited space, they provide a series ofintimate outdoor “rooms” that enhance thesurrounding businesses.that allow for such activity by providing central,unprogrammed open space. Thousands ofEuropean cities have supported central parks orsmall unprogrammed open spaces for centuries.CHAPTER 3: QUALITY OF LIFE21

The introduction of small, intimate publicopen spaces in select areas could be a positivestep in encouraging a thriving culturalatmosphere in Troy. Those efforts outside of theMaster Plan, such as the introduction of formalcultural facilities, are critical for the enhancementof Troy, but they must not be left to stand aloneif Troy wishes to achieve the regional reputationexpressed by Troy Vision 2020. To be successful,these spaces must have some of these traits:• Little or no programming; that is, the spacecannot be dominated by formal gardens oractive recreation, such as baseball fields.• The space must be located directly adjacentto vibrant, mixed-use development with bothresidential and commercial concerns nearby,to draw people throughout the day.• The spaces must be walkable and accessiblefor pedestrians.• The space must be located in a central area.Large unprogrammed spaces are locatedin many European cities at the intersectionof major roads. In a community like Troy,they could be best located very near a majorcorridor, such as Big Beaver, but surroundedby a mixed-use development.• The space should be intimate, that is,surrounded on several sides by buildings, toprovide a feeling of enclosure and protectionfrom the elements.The creation of common areas for socialinteraction is a theme that threads throughoutthe Big Beaver Corridor Study. AlongBig Beaver, the Study described potential“Experiential Moments,” like a walk along theboulevard, interaction within a large public plazaenhanced by public art, and experiencing pocketparks throughout the community. The Studyspecifically calls for mixed-use developmentthat makes Big Beaver a round-the-clock “peopleplace,” which attracts cultural and entertainmentuses to the Corridor.The central philosophy of the Big BeaverCorridor Study is that social interaction, andtherefore quality of life, can be improved bythe careful design of new elements and selectredevelopment within the Big Beaver Corridor.The provision of public greens for example,is described in the Pedestrian Circulation andGreenspace Plan as focal points amid denserdevelopment to help draw people to these focusareas; a strategy for implementing the casualintroduction of cultural life in Troy.Trails and PathwaysThe next section of this Chapter will explorethe importance of cultural and recreationalamenities in the enhancement of the City’squality of life. Furthermore, the Mobility Chapterwill include a more specific analysis of the role oftrails and pathways in Troy. However, given theoverwhelming call for trails and pathways inthe Big Beaver Corridor Study, the Master PlanSurvey responses, and the Parks and RecreationPlan, trails and pathways warrant recognitionin this section as well.Much of the responses collected from thesesources and the input of the SGRAT suggestthat people consider trails and pathways to bemore than simple recreational amenities, andgenuinely consider them valid transportationcorridors for access to the important placesand institutions discussed in this Section.Furthermore, they drive property values andcan be seen as an amenity for real estatedevelopment.These assertions support the exploration ofprograms like Safe Routes to School. They alsointroduce the idea that residents desire supportfor an active lifestyle, which provides a platformfor the City to develop a network of trails andpathways linking the critical institutions andplaces of Troy.22 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLANQuality of Life, theKnowledge Economy, and theCreative ClassIn order to attract a premium workforceand support the long-term health of theCity, Troy must recognize that the workingworld is changing. Many of the most valuablemembers of the new workforce come fromthe Creative Class. The term was coined by thesociologist Richard Florida, who describes theCreative Class as an emerging class of workingprofessional from a younger generation. TheCreative Class is a demographic of worker withmore education and a greater focus on high-techor intellectual fields, rather than the previousgenerations, which were primarily based onagriculture and industry.The Knowledge Economy, put very simply, is acompetitive economy centered on knowledgebasedindustries which require high-techfacilities and which are empowered by theavailability of information from new sources“Creative class people value active outdoorrecreation very highly. They are drawn toplaces and communities where many outdooractivities are prevalent---both because theyenjoy these activities and because theirpresence is seen as a signal that the place isamenable to the broader creative lifestyle.”-Richard Florida, The Rise of the Creative Classaround the world. Knowledge-based businessesare less likely to manufacture a product as theyare to conceive or design one.In light of the struggling manufacturingeconomy of Michigan, the State has initiatedprograms to help communities more fullyunderstand what they can do to attract theworkforce and the employers functioning inthese new areas. Troy Vision 2020 explored thisconcept and developed specific ideas aboutwhat Troy can do to become a leader in thecultivation of the Creative Class in SoutheastMichigan.The City of Troy utilized a Parksand Recreation Survey in 2005during the preparation of theParks and Recreation Plan. A totalof 3,254 surveys were sent out toa 5% random sample of propertyowners in the Troy community. Atotal of 946 surveys were returnedand analyzed, for a response rateof 31%.Respondents were asked tolist their first, second and thirdchoices of facilities they wouldlike to have in their community.This graph shows that trails werethe most popular facility chosen,with 67% of respondents listingit as their first, second or thirdPercentage of Respondants70%60%50%40%30%20%10%0%2005 Recreation SurveyTrails for Walking/BikingOutdoor Ice SkatingSmall Neighborhood ParksDog ParkCommunity GardensDevelop Sylvan Glen LakeParkDevelop New ParksFIGURE 3.2: RESULTS OF THE 2005 RECREATION SURVEY(RESPONDENTS WERE ASKED TO LIST THEIR 1ST, 2ND, AND 3RD CHOICES FORFACILITIES NEEDED IN TROY.)CHAPTER 3: QUALITY OF LIFE23

Today, employers are no longer tied torailroads, rivers, highways, or resourcesto succeed. Knowledge-based businesses,especially, rely totally on the availability ofa good workforce comprised of the mosttalented and creative individuals available.Quite commonly, emerging knowledge-basedbusinesses will succeed in college towns or othercommunities reputed for an educated workforceand a high quality of life. This is a critical notion;the idea that communities with a high quality oflife attract the potential workers who attract thebusinesses that need them.What attracts the valuable workforce forknowledge-based businesses? In addition todiverse, vibrant mixed-use areas, which will beexplored in depth in subsequent chapters of thisMaster Plan, these individuals seek communitiesthat embody the lifetime learning philosophyand the availability of amenities that enhancetheir lives, like quality parks and recreationprograms, cultural amenities, and a diverse andwelcoming community.Parks and RecreationSimilar to schools and downtown areas, parkshave the potential to transform a neighborhood.Recreational development in Troy is guidedby the Parks and Recreation Plan, which isdeveloped under criteria established by theMichigan Department of Natural Resources(MDNR). The current Parks and Recreation Planwas developed with strong public input andcontains a series of goals and objectives relatingto recreation improvements.Within the Troy Vision 2020 project, theLifestyles Task Force took the lead with regardto quality of life issues with a series of preferredfutures which speak to recreation, fitness, andcommunity in Troy. The group introduced theidea of a special “Focus on Fitness,” helpingresidents maximize their health and fitness goalsby providing health and fitness opportunitiesTop 10 Reasons Parks Are Important:1. Public parks provide the opportunity tobe physically active. Physical activity is anessential part of an individual’s efforts to stayhealthy, fight obesity and prevent chronicconditions that lead to coronary disease, highblood pressure and diabetes.2. Parks have true economic benefits. Proximityto a park improves property value. Parksprovide increased local and regional revenuefrom heritage tourism, steady jobs, andnumerous small business benefits.3. Parks provide vital green space in a fastdevelopingAmerican landscape, and keep ourliving environment healthy.4. Parks preserve critical wildlife habitatwhile providing enjoyment and educationalopportunities for children and families.5. Parks provide a meeting place wherecommunity members can develop social ties,and where healthy behavior is modeled andadmired.6. Leisure activities in parks improve moods,reduce stress and enhance a sense of wellness.7. Recreational programs provide organized,structured, enjoyable activities for all ages.Quality recreational programs facilitatesafety, good sportsmanship and communityparticipation.8. Community recreation services providea refuge of safety for at-risk youth and givevaluable life lessons to help steer young peopleto success.9. Therapeutic recreation is an outlet thatindividuals with disabilities have to bephysically active, socially engaged andcognitively stimulated.10. Public parks embody the Americantradition of preserving public lands for thebenefit and use of all.Summarized from the originalBy Richard J. Dolesh, Monica Hobbs Vinluan24 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLANthat are accessible, convenient, entertaining anddiverse. This vision for the future would requirecollaboration with the Troy Nature Center,hospitals and other entities and committees. Thisvision also encourages the idea of more walkingand biking paths throughout the City.Another preferred vision addressing recreationis, “Troy has established an outdoor sportscomplex through collaboration with other citiesproviding opportunities to experience diverseorganized sports. “ This vision describes theneed for a large, regionally prominent outdoorrecreation complex, built in partnership withother nearby communities.The City must be diligent in executing theParks and Recreation Plan, which calls for manyimprovements to the City’s existing parks andrecreation inventory, and provides a basis for theintroduction of new facilities. Successful parks,with good access and a focus on active lifestyleswill be a strong asset in the competition for aglobally recognized workforce.The City of Troy offers a wide range ofrecreational facilities and programming toits residents. The parks system includes eightneighborhood parks and six community parkstotaling approximately 360 acres distributedthroughout the City. The City also owns andmaintains a number of special use facilities,including the following:• Troy Community Center• Two (2) 18-hole golf courses• Troy Farm• Troy Family Aquatic CenterA comprehensive study of each facility can befound in the Troy Parks and Recreation Plan.Promoting Active Communities (PAC)The PAC Program is presented by the MichiganDepartment of Community Health, theGovernor’s Council on Physical Fitness, Sportsand Health, Michigan State University andthe Prevention Research Center of Michiganto recognize efforts to make Michigan moreactive.Participating in PAC will encourage a shiftin thinking about recreational facilities andties in well with the purpose of this MasterPlan. The PAC is an assessment, much likethe SGRAT, which analyzes a community’senvironments, policies, and programs relatedto promoting physical activity. The goal ofa community participating in the PAC is toearn a Community Award recognizing theirdedication to “Active Living.”There are five levels of the Promoting ActiveCommunities Award.Copper: Communities have made acommitment to becoming a healthier placeto live and have begun to take steps towardremoving barriers to physical activity.Bronze: Communities have taken steps towardmaking it easy for people to be active.Silver: Communities have achieved progresstoward making it easy for people to be active.Gold: Communities document achievements inmaking it easy for people to be active.Platinum: Communities are models ofcommitment to healthy, active living.Inspired by public feedback and the call ofTroy Vision 2020 for Troy to be a community“focused on fitness,” this philosophy will ensurethat Troy continues to promote compact,walkable development, pedestrian amenities,open space, health clubs and health facilities,to promote active living.www.mihealthtools.org/communitiesCHAPTER 3: QUALITY OF LIFE25

Cultural AmenitiesCultural institutions, like museums andtheaters, must be complemented by a widerappreciation of the importance of cultural life inthe community. As noted earlier in this Chapter,perhaps the most critical thing Troy can do toenhance the cultural life of the City is to providethe venue for cultural life to emerge in smallparks and unprogrammed open spaces.The Task Force most closely examining theissue of cultural facilities or events was the Vision2020 Lifestyles Task Force. This group exploreda number of concepts selected to help Troycontinue to grow into a truly diverse, unique,global community. The Lifestyles Task Forceestablished a direct call for the improvementand encouragement of existing and new culturalfacilities in its “Preferred Future 5” which statesthat “In 2020, Troy is a ‘Gotta Have Art’ typeof place, with opportunities to celebrate andexperience all of the fine arts. This preferredfuture describes potential public spaces toexperience art, and suggests music in the parkevents, theater, a symphony, art galleries, andpublic art as areas of focus.Another important area where the City canbe active in introducing cultural amenitiesis the encouragement of diverse, mixed-usedevelopment. One of the many positiveattributes of mixed-use development, whichwill be explored throughout this MasterPlan, is the creation of new areas for socialinteraction. Rather than isolate homes fromentertainment and dining venues, and separateplaces of work from places of play, mixed-usedevelopment is uniquely capable of creatingenergetic, memorable places where a person canexperience new points of view, witness personalexpression, and enjoy a variety of activitieswith other people. While this can be said formany types of communities, those places wheremixed-use development occurs are more likely tosucceed.Troy is home to several notable formalcultural amenities, and is in a regionfamous for its cultural diversity. Someamenities in the City of Troy itself include:• The Troy Museum and Historic Village,which is intended to encourage handsonlearning, especially on topics relatingto Troy’s heritage. The Museum is alsoresponsible for the preservation ofcultural heritage through physicalstructures, collection of artifacts, andarchival materials. The Museum islocated in the former Troy Township andCity Hall.• The Lloyd A. Stage Nature Center is a100 acre sanctuary with a wide range ofprograms, including school programs.• The Troy Public Library is a popular,award winning facility which providesfree wireless internet service. The TroyPublic Library is #1in Michigan amonglibraries serving populations of 50,000or greater per Hennen’s American PublicLibrary Rating Index.• The Ridgedale Playhouse is home tothe Ridgedale Players, one of the oldestcommunity theaters in Michigan. ThePlayers are in their 75th season.Public ArtThe importance of public art can not beoverstated. Many of the great communities ofthe world are identified by their public worksof art. Public art makes a statement that thecommunity supports the arts, and contributesgreatly to the creation of unique, memorableurban places. The City of Troy can supportpublic art by encouraging private developmentto include public art, by reserving public fundsfor art projects, and by pursuing grants for publicart initiatives.26 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What kind of image do you want people to think of when they are asked about Troy?• Excellent schools, nice residential, strong City government and services, shopping.• A well maintained City with excellent schools, neighborhoods, corporations, and good services.• Home to Walsh College, branches for the University of Phoenix, Central Michigan University, SpringArbor University, ITT Technical Institute and Michigan State University Management Center.What can the City of Troy do to continue to attract world-class businesses?• In cooperation with Troy School district (plus other educational facilities) continue to promote education,diversity of ethnic groups which constitute the vibrant Troy community.• Offer reasonable incentives. Maintain quality infrastructure. Continue to offer quality City services & A++ rated schools. Make it attractive for the business community to also want to live here in Troy.What steps would you take to make Troy a more vibrant and engaging place to live and work?• A need exists for the young teenagers to meet, and hang out in a secure environment. The young adults(18-22 years old) also need a place to meet and congregate. These activities need to be available tothese groups year around.• Add paths and trail system in City; increase property maintenance standards; increase art in publicplaces; create synergy.What is the most important improvement that Troy can make to ensure that all residents haveaccess to safe and efficient transportation?• Create a comprehensive pedestrian pathway system (walking, biking, rollerblading, etc.) that systemwould help to reduce short trip car drives that add to roadway congestion.How can the City better accommodate non-motorized transportation?• Emphasize bike paths. Develop specific requirements for safe walk & bike access.• Increase the numbers of walkable/bikeable areas….more trails and information letting people knowwhere the trails and sidewalks are.• Plan the City in small village components that can service the daily needs of nearby residents by sufficientshopping areas central to each village.What steps would you take to make Troy a more vibrant and engaging place to live and work?• Build an arts center or better venues for music, stand-up comedy, performing arts, night life, etc…, utilizemore mixed use development, and connect these elements with pedestrian pathways.• Develop the Civic Center that becomes a focal point for residents to interact and learn.Many land use issues result between single-family residential areas adjacent properties proposedfor higher density. How can these conflicts be reduced?• Include some “entertainment” areas or common areas for use of both groups.CHAPTER 3: QUALITY OF LIFE27

What does the Smart Growth Readiness Assessment Tell Us?The SGRAT did not include any questions directly related to the care and managementof educational facilities, nor did it specifically address cultural facilities. As a tool primarilydirected towards the examination of the Smart Growth Tenets, which are mostly related tophysical development and infrastructure, the areas where the SGRAT may most readily applyfor this Chapter are related to access to such facilities.The City scored 33 percent of the available SGRAT points for Tenet 8, “Provide a varietyof transportation options.” The assessment demonstrated that the City can improve itstransportation score in a variety of areas, especially by providing stronger access to publictransit, rail service, or a multi-modal method of access to a regional airport. Troy could alsogain points by encouraging better infrastructure for cycling as a viable option, and theprovision of park-and-ride areas for bus service. Further, the City does not make extensiveuse of traffic calming devices, which can restrict automobile traffic, but encourage safer nonmotorizedtransportation in certain circumstances.These results were drawn in part from the City’s response to these questions:Does your community provide infrastructure to promote bicycling as a viable, healthy transportationoption by any of the following? (Check all that apply, if any).A. Providing well-maintained bike lanes, five feet in width along or between localtransportation corridors.B. Providing non-motorized paths that connect recreation facilities and other communitydestinations.C. Implementing access management strategies that improve safety and efficiency of bothbicycle and vehicular travel.D. Providing appropriate signage and bike racks in common community destinations suchas schools, public buildings, work places and shopping centers.Best Answer: A, B, C, DTroy’s Response: NoneDoes your community encourage bicycling through any of the following?A. Inventorying existing conditions and developing a strategy or plan to improve bikingconditions.B. Programs that promote bicycling to work, school or for recreational purposes.C. Accommodating advanced or experienced riders, basic or less confident riders andchildren.Best Answer: A, B, CTroy’s Response: A28 CHAPTER 3: QUALITY OF LIFE

CITY OF TROY MASTER PLANA Place of Prosperity:The Economy of TroyTroy is in a unique position amongSoutheast Michigan communities. Theassets of Troy lend themselves to a rapidtransition from the manufacturing economyto the knowledge economy. The high qualityof life, availability of prime office and lightindustrial real estate, and an emerging regionalcommitment to building a new foundationfor global economic leadership make Troy acompetitive choice for 21st century businesses.County-wide programs such as the OaklandCounty Emerging Sectors program and regionalorganizations like Automation Alley provide theresources for a community like Troy to emerge asa national leader in business growth.This Chapter will expand on the conceptsalluded to in Chapter 2, will discuss sustainabilityin business, and will describe the needs of newbusinesses in the changing economy. It is thesechanging needs that Troy can focus on, coupledwith the quality of life elements described inChapter 3, to become an economically strongerand more sustainable place to live and work.Sustainable BusinessAcritical theme in Troy Vision 2020 wasthe concept of sustainability. As notedin Chapter 2, sustainability involvessocial responsibility, environmental stewardship,and economic vitality. These three elementscontribute to one another. A commitment tosustainability makes good business sensein that companies can realize a reduction inoperating costs, energyconsumption, and win overcustomers with reducedprices and a good image bybecoming a good neighbor.In other words, the first twoelements of sustainability,social and environmentalresponsibility, can contributeto the third component,economic vitality.The City can promotesustainability in a varietyof ways. Leading byexample by managingand governing itself usingsustainable practices is astart, but the City can alsopromote sustainable development amongst itsbusinesses, residents, and visitors. It is criticalthat the City of Troy encourage sustainabledevelopment practices to enhance thequality of life for this generation and futureCHAPTER 4: PROSPERITY29

generations. Furthermore, the City can securea positive financial future while protecting thenatural environment by supporting sustainablebusiness practices.There are many measures the City can takewith regard to sustainability, perhaps mostnotably those measures directly relating toenvironmental protection. Alternative fuelcity-owned vehicles, innovative stormwatermanagement, recycling programs and manyother programs allow communities to lead byexample. Many of these techniques will bedescribed in Chapter 7.Beyond their own assets and programs,many communities turn to regulation in orderto promote sustainable practices. Regulationused alone, however, can often have anadverse effect. While ensuring environmentalsustainability, heavy regulation with noreciprocal compensation or incentives couldencourage businesses to leave the community.When businesses leave, it impacts economicsustainability and consequently, affects socialsustainability.The Center for Sustainability at AquinasCollege in Grand Rapids, Michigan, points outthat environmental and consumer protectionhave advanced significantly in recent years;crediting the role of government in regulatingpollution. Governments have concernedthemselves with air and water quality more thanever before. Local units of government mustcontinue this positive trend, but should look fornew ways, beyond regulation, to affect change.“Ultimately, regulation is a signal of designfailure, while sustainability seeks innovative andeffective design. End of pipe solutions employedtoday often discourage creative problem solving.What if government incentivized innovative,efficient and environmentally effective design?Sustainable Business is a non-traditionalstrategy that strives to maximize efficiency andeffectiveness while restoring environmentalquality, building social equity and increasinglong-term profitability. Since the industrialrevolution, industry has intensifiedenvironmental degradation by exploitingnatural resources and releasing unfathomablequantities of hazardous pollutants intothe biosphere. On the other hand, businesshas spent billions of dollars to complywith governmental regulations aimed atminimizing contamination by prescribing theamount of toxic substances that can enterthe air, water and landfills. An adversarialrelationship has developed between businesspeople and environmentalists, each seeing theother as a main source of the world’s problems.Emerging just under two decades ago, amovement began within the business sectorto change the way companies operate. Peoplebegan to recognize that environmentaldegradation and commerce do not have togo hand in hand. Some of the changes haveincluded:• The reduction and, in some cases,elimination of hazardous materials fromindustrial processes• Equitable treatment of employees, whichin turn increases productivity and workerretention• Operating as a responsible member of thecommunityThe same business practices that improvesocial and environmental capital have beenshown to also improve long-term profitability.When implemented, sustainable businesspractices provide an avenue to achieve mutualbenefits in the natural world, the community,and the economy.Aquinas College Center for Sustainabilitywww.ceneterforsustainability.org30 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLANICLEI—Local Governments for SustainabilityICLEI is an international association of localgovernments and national and regional localgovernment organizations that have madea commitment to sustainable development.More than 630 cities, towns, counties, andtheir associations worldwide comprise ICLEI’sgrowing membership. ICLEI works with theseand hundreds of other local governmentsthrough international performance-based,results-oriented campaigns and programs.ICLEI provides consulting, training, andinformation services to build capacity, shareknowledge, and support local governmentin the implementation of sustainabledevelopment. The basic premise is that locallydesigned initiatives can provide an effectiveand cost-efficient way to achieve local,national, and global sustainability objectives.ICLEI was founded in 1990 as the InternationalCouncil for Local Environmental Initiatives.The council was established when more than200 local governments from 43 countriesconvened at our inaugural conference, theWorld Congress of Local Governments for aSustainable Future, at the United Nations.As the sustainable development andenvironmental agency for local governments,ICLEI provides information, delivers training,organizes conferences, facilitates networkingand city-to-city exchanges, carries out researchand pilot projects, and offers technical servicesand consultancy. ICLEI also provides softwareand tools to help local governments achievetheir sustainable development goals.ICLEI serves as an information clearinghouseon local sustainable development, producingnewsletters, regional updates on activities, casestudies, training guides, and fact sheets.ICLEI also provides a variety of policy andpractice manuals on topics ranging fromfinancing energy efficiency projects tosolid waste management to the use ofmunicipal economic instruments to increaseenvironmental performance.www.iclei.orgWhat if government became the carrot ratherthan the stick? Instead of industry doing as littleas possible to meet emission standards (viaa government prescribed license to harm, asdescribed by William McDonough and MichaelBraungart in the book Cradle to Cradle) we couldbegin to see eco-effective products gaining thecompetitive edge on the market rather thanoutsourced, unregulated products. 1 ”The advantage the City of Troy enjoys inthis regard is that developers seek Troy as adesirable place to live and work with a broadportfolio of assets. This puts the communityina position to offer benefits to those whochoose to develop sustainable projects whichinclude mixed-use, innovative stormwatermanagement, green buildings, and excellentarchitecture in exchange for increased densityor other benefits. In other words, the City canbecome the carrot, rather than the stick.A number of Michigan communities havetaken positive steps towards becoming leadersinsustainable development and sustainablebusiness. Ann Arbor, Grand Rapids, TraverseCity, and East Lansing, for instance, have joinedcommunities like Portland, OR, San Francisco, CA,and Chicago, IL as members of the internationalorganization ICLEI, Local Governments forSustainability. This organization seeks tonurture sustainability at the local level, helpingcommunities develop local incentives andprograms to encourage and support sustainablebusinesses, development, and practices.1 www.centerforsustainability.orgCHAPTER 4: PROSPERITY31

B2BBusiness-To-Business. A transactionthat occurs between two companies,as opposed to a transaction involving aconsumer. The term may also describe acompany that provides goods or servicesfor another company.B2CBusiness-To-Consumer. A transactionthat occurs between a company and aconsumer, as opposed to a transactionbetween companies. The term may alsodescribe a company that provides goods orservices for consumers.www.investorwords.comThe Changing EconomicEnvironmentShopping, working, communicating, andsocializing are all aspects of our daily livesthat have been impacted by the adventof the internet. While industrial propertieshave traditionally been located near railroadsor waterways, new technology-based cleanindustries are locating nearly anywhere. Inmany cases, the prime determination a companymust make is where does it want to locate, ratherthan where must it locate. Chapter 3 detailedthe quality of life characteristics of successfulcommunities in the knowledge economy, andrecommended courses of action to raise theCity’s profile in this regard. This section willaddress three core areas of the local businessenvironment and describe ways in which the Citycan preserve and enhance its position in theseareas:•retail and service•office and information technology•research and research technologyRetail and ServicesThe past 10 years have seen a revolution in theway people buy goods and secure services. Theemergence of the internet has forever changedthe way companies do business around theworld. Small shops and family owned businessescan reach customers around the world, whilegiant corporations can maximize economics ofscale and improve the position immeasurably.In this way the internet can be both a blessingand curse for retail. Those businesses that haveembraced the internet to promote and sell theirgoods and services have an advantage overall but the strongest brick and mortar stores.Convenience and selection have become greaterthan ever.There are a number of immediate advantagesthat traditional retail establishments have overe-commerce businesses. First, web-basedbusinesses do not allow for consumers to seeproducts in person or to speak face-to-facewith salespeople who can assist the buyer indetermining needs and preferences. Also, somegoods do not lend themselves to shipping, suchas foods or household items. Convenience is alsoa factor in many consumers’ choice to purchasegoods in person. Selecting an item in personand taking it home immediately requires a trip tothe store, but usually does not involve a wait oradditional costs associated with shipping.Perhaps one of the more critical elements ofretail success is the act of shopping as a socialactivity. Troy has an advantage in that it has acritical mass of large-scale retail developments,such as Somerset Collection and Oakland Mall,and has the opportunity along Big Beaver Roadand other corridors to encourage retail in mixedusedevelopments with integrated residentialunits, open spaces, and other uses. The32 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLANemerging trend of walkable, mixed-use areasenhances traditional retail establishmentsin that it counts on retail uses as anchors forneighborhood development. Book stores,coffee shops, shopping centers, and other retailand restaurant uses allow for social interactionand contribute to the City’s quality of life.B2B and B2CIt would be unwise to not consider theimpact of e-commerce on the traditional retailcommunity. In 2006, e-commerce accountedfor about 3 percent of all retail sales in theUnited States, and the trend is continuingupward. 2 Troy serves as a retail hub for theregion, and must be prepared to support brickand mortar retail establishments in order to helpthem remain viable moving forward. Given thecentral role the primary retail areas in Troy havewithin the City, it is critical that the continuedsuccess of these areas is taken into consideration.It is important for the City to understand andconsider that there are two types of retail orservice businesses, business to business (B2B)and business to consumer (B2C). B2C businessesare those conventional retail establishmentsoffering goods and services directly toconsumers. Comparison shopping, convenienceshopping, and restaurant and service uses fall inthis category.Given Troy’s considerable office, commercial,and industrial presence, the City should devotesignificant marketing and promotional effortsspecifically towards B2B uses to make up forany real decline of conventional B2C usesdue to e-commerce or other factors. Whileconventional retail and service remain strong inTroy for many of the reasons outline above, thereis no guarantee that this trend will continueindefinitely. In many cases, B2B companies arenot the first to come to mind when planning2. United States Economic and Statistics Administrationfor commercial uses. Given that these uses arenot always open to the public, often requirewarehousing, and rarely market themselvesdirectly to the public, they are not as readilyunderstood.B2B businesses have embraced the internet aswell, and where brick-and-mortar B2C businessesare still relevant for both practical and socialreasons, B2B businesses cater to a marketconcerned only with convenience, quality, cost,service, and availability. B2B businesses, inother words, may have an even easier timetransitioning to an e-commerce platform thanconventional retail.The City should investigate the needs ofB2B businesses in the information age. Theavailability of office space in Troy can provideeasy entry for a B2B business, while the availablehigh-quality industrial properties in Troy’sstrategic location allows for B2B businesses todevelop warehousing and shipping centersnearby. The presence of a significant businesscommunity in Troy and throughout SoutheastMichigan provides an immediate market for B2Bbusinesses.Office and Information TechnologyThe Wealth Creation Task Force for TroyVision 2020 suggests that Troy must becomea link to international business. The City hasa head start in that many of its largest officetenants are international corporations based incountries around the world. Troy has 14 millionsquare feet of office space, providing facilitiesin every imaginable shape, size, and form withany package of amenities a potential tenantmay require. The Big Beaver Corridor is hometo over 100 businesses and the headquartersfor companies like Kelly Services, KojaianCompanies, Bank of America, Behr, National CityBank, Altair Engineering, and Kirco. 33. Troy Chamber of Commerce: http://www.troychamber.com/gli/whytroy.htm#officeCHAPTER 4: PROSPERITY33

Automation AlleyAutomation Alley is a “regionally-focusedtechnology organization” intended to bringlocal business, educational institutions, andlocal units of government together in order tocoordinate and promote technology-basedbusinesses in Southeast Michigan.The organization’s members are located inGenesee County, Livingston County, MacombCounty, Monroe County, Oakland County,St. Clair County, Washtenaw County, WayneCounty and the City of Detroit. The mission ofthe organization is to “…act as a catalyst toenhance the image of Southeast Michigan tohelp members grow their businesses.”Automation Alley provides products andservices to its members to stimulate andhighlight technological excellence andeconomic diversity. Ultimately, AutomationAlley aims to help industry, government andacademia attract, develop and retain theskilled workforce required to be competitive inthe new knowledge-based economy.Automation Alley assists its members throughthree specific programs:• International Business Center: theAutomation Alley International BusinessCenter helps small and medium sizecompanies become export ready, organizestrade missions and conducts internationalbusiness attraction services.• Technology Center: the Automation AlleyTechnology Center leverages businesses,educators and government to helpentrepreneurs bring new technologies tomarket quicker and more efficiently.• GLIMA Network: GLIMA, AutomationAlley’s association for technologyprofessionals, provides significant learningopportunities for individuals withinMichigan’s technology community.www.automationalley.comWhat are information technology and otherknowledge economy businesses looking forwhen seeking new office space? Assuming thatmany new information-based businesses can bevery selective in their location, given that theyare no longer tied to availability of materialsor railroads, etc., when a business has chosenTroy based on other factors, what is a companylooking for in a specific facility? If Troy is ableto attract new office and high-tech businesses,it must then address the second part of theequation and ensure that the City’s office spacesare qualified for the businesses it attracts.Infrastructure for advanced technologyoffices and businesses includes fiber optics,wireless communication, multiple carriers,power redundancy and other components.Troy must ensure that new office spaces havethis essential technology infrastructure. Whennew buildings are developed incorporating newtechnology standards, they enjoy lower vacancyrates and increased lease income based onhigher rents. 4The City should consider encouraging physicalcomponents to ensure that new or redevelopedoffice spaces are more conducive to knowledgeeconomy businesses. These elements willcontribute to the economic sustainability ofthe structure, and when complemented bygreen building design will ensure that new orredeveloped structures are competitive andviable for generations to come. These elementscould include:• Elevated Ceiling Heights• High Floor Load Capacity• Power Redundancy Components• Telecommunications Space• Raised Flooring• Flexible Connectivity• Advanced Fire Protection Systems• Closed Circuit Security TelevisionMonitoring4. Real Estate Knowledge Center34 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLAN• Tenant Controlled HVAC• Flexible Work StationsGiven a choice between a conventional officespace and one having many or all of the featuresdescribed above, with all other factors beingequal, the facility with these upgrades will befar more competitive. The City can exploreincentives and regulations which enhance theCity’s stock of existing office space with aneven more technologically advanced stock ofdesirable spaces. In this way, the City can ensurethat those businesses attracted to Troy by thequality of life and other factors will find a physicalspace which allows them to excel in their sectorand provide an optimal environment to attractthe highest quality workforce.Research and Research TechnologyTroy has a tradition of innovation in researchand research technology in a variety of sectors.Troy’s top employers include automotiveindustrial giants such as GM, Volkswagen,Chrysler, Ford, Nissan, Delphi, Behr, Magna,Valeo, Lear, Porsche, and Arvin-Meritor. Othertop employers include medical entities such asBeaumont, Quest Diagnostics, Trinity Health,Henry Ford, Oakwood, St. John’s, and WayneState Physician’s Group.Other technologicalleaders include IBM, Fanuc Robotics, and ECDOvonics, a developer of alternative energyproducts like photovoltaic shingles to capturesolar energy and fuel cells under developmentfor alternative automotive power. It is a mix ofcompanies like these, and especially companiesin a growing field such as green energy likeECD Ovonics, for which the City of Troy mustcompete moving forward.The Emerging Sectors program launched byOakland County targets ten business sectorsin which the County wants to become morecompetitive. It is designed to capture anddevelop businesses which operate in the areaof new and emerging technology. EmergingSectors functions first as a promotional programEmerging SectorsThe Oakland County “Emerging Sectors”business attraction strategy, adopted in2004, is designed to capture and developbusinesses which operate in the area ofnew and emerging technology. EmergingSectors has identified a number of criticalfacts which speak well of the success of21st century businesses in Oakland County:• More than one third of the researchand development facilities inMichigan are located within OaklandCounty.• Michigan is second in the nation forresearch and development spending.• Michigan companies file for over3,000 patents a year, which makesMichigan a top ten state in thatcategory.• Over 40 percent of Oakland Countyresidents have college degrees, about14 percent higher than the nationalaverage.• Master’s Degrees were awarded ata rate of 250 percent of the nationalaverage, and Ph.D.s were grantedat a rate of nearly 200 percent thenational average.http://www.oakgov.com/econ/sectors/sectors.htmlto attract businesses in these ten sectors, andalso acts as an information clearinghouse toassist companies considering new locations.The program specifically targets its promotionalefforts towards those companies within eachsector which the County feels are most likely toconsider expanding into Oakland County. Thesesectors are:CHAPTER 4: PROSPERITY35

• Assisting Oakland County companiesas they identify and promote newapplications for their existingtechnologies in domestic andinternational markets.• Linking research and developmentprojects at local universities with provenentrepreneurs to accelerate participationin the global marketplace.• Aggressively identifying and increasinglocal sources of venture and growthcapital for emerging sector companies.• Continuing to attract and develop ahighly-skilled workforce. 5• Advanced d Electronics & Controls• Advanced Materials & Chemicals• Alternative Energy & Power Generation• Automotive R & D• Biotechnology• Communications & InformationTechnology• Homeland Security• Medical Devices & Instrumentation• Micro/Nanotechnology• Robotics & AutomationThe Strategy of Emerging Sectors includes:• Attracting high-tech businesses fromaround the world to Oakland County.• Facilitating new collaborations betweenexisting Oakland County businesses andoutside companies looking to expand intoNorth America.One of the primary initiatives the Cityof Troy has undertaken with regard totargeting emerging sector businesses is theestablishment of the Smart Zone. The BigBeaver Corridor Study envisions the Smart Zoneas an area in which high-technology uses atthe cutting edge of innovation are cultivated.The Study calls this location a “paragon ofinnovation” and prescribes a combinationof “signature” light industrial, research anddevelopment, and office uses.As noted previously, Troy is also partof Automation Alley, and is home to theAutomation Alley headquarters and TechnicalCenter. Automation Alley is actually a broadermulti-community Great Lakes Interchange SmartZone, with a focus on business and technologyin the advanced automotive, informationtechnology and homeland security sectors. 6The Troy Chamber of Commerce has developeda Smart Zone website for Troy, which serves as aportal to potential businesses around the worldand which highlights the many advantages theycan enjoy in the City.5. http://www.oakgov.com/econ/sectors/sectors.html6. http://www.troychamber.com/gli/smartzone.htm36 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLANThe Land Use BalanceAbalanced tax base is an essentialelement of effective communitygovernance. A balanced tax baseensures that residential taxes can be kept atreasonable levels without having to sacrificequality of services.Residential properties require $6,274,919 moredollars of taxes for services than they contributein Troy as of 2005. In other words, the residentialproperties represent a deficit of $333 toward thecost of City services per acre of residential land.Commercial and industrial properties, on theother hand, pay $6,274,919 more in taxes thanthe cost of the services they require. This equatesto added payments of $1,114 per acre of land.Like most communities, the additional taxespaid by commercial and industrial propertiesare levied to offset the usage by residentialproperties. As of 2005, commercial andindustrial properties comprised $521,499,630less in taxable value than residential propertiesCitywide.Mixed-Use and Tax BaseOne of the many advantages of mixedusedevelopment is its ability to help offsetresidential development’s impact on thetax base by integrating it with commercialdevelopment. That is, while new residentialdevelopment alone would help tilt the land usebalance towards residential overall, thereforerequiring that residential pay a larger portionof the overall tax obligation, incorporatingcommercial, office, or even light industrialdevelopment can offset that obligation.Depending on the scale, nature, and locationof the mixed use project, the non-residentialcomponent could be calculated to directly offsetany increased burden created by adding the newresidential uses. Employed consistently, mixedusedevelopment could ensure that the tax basebalance is maintained as new residential unitsare developed in Troy.If the ratio of commercial and industrialtaxable value to residential taxable value wereto change one way or another, the responsibilityper acre of these land use classes to carry thefinancial obligation of the City would alsochange. For instance, if the Citywide landuse ratio were to tip towards a commercialand industrial majority, the residential classwould pay a reduced portion of the overallcosts of services when compared to its usage.Conversely, if the commercial and industrialtaxable value were to decline, residentialproperties would bear a greater burden of theoverall financial obligation of the City, andwould have to pay a larger portion of the costsof services when compared to usage.CHAPTER 4: PROSPERITY37

Troy as a Hub for the RegionalEconomyIn many ways, Troy is a primary center ofurban Oakland County. Over 100,000 peoplecome into Troy every day for work, andthousands more City residents also work in theCity. Troy’s workforce is over 120,000 people,yet only about 8,000 of those workers actuallyreside in the City.Troy is an educational hub, with its strongtradition of higher education and exemplaryschool systems. Troy is also a financial centerin Southeast Michigan, as it is home to a largenumber of international banking and financialinstitutions. Troy is also home to regionallyacclaimed retail and entertainment, and isa central location for shopping in SoutheastMichigan. The City must capitalize on thesefacts and adopt the philosophies containedin Chapter 3 in order to encourage more of itsdaytime workforce to consider Troy the bestplace to live.The City of Troy can capitalize on this role byallowing the evolution of the DDA to includeincreased residential uses and other mixed usesas envisioned in the Big Beaver Corridor Study.The Study is a forward-thinking blueprint tothe continued development of the Corridor,and includes a series of recommendations thatwill help Troy capture more of the dollars spentby the over 100,000 commuters who enter andleave Troy everyday. Mixed-use projects withintegrated residences will allow more peopleto live and work in Troy. The inclusion of moresuch properties will open Troy up as a popularplace for young professionals who seek newresidential styles in close proximity to theirplaces of employment. Often, these individualshave money to spend at Troy retail businesses,and can contribute to the dynamic and vibrantcommunity Troy desires to be.The DDA as a Center for the Regional HubThe Downtown Development Authority Area ishighly visible when compared to the rest of Troyand when compared to the surrounding area.While Troy may not have a traditional, smallscaledowntown, its DDA is a regional center ofactivity. Within Troy’s Downtown DevelopmentAuthority boundary, there is approximately 1.1billion dollars of building market value. Theparcels within the DDA comprise only 3 percentof those in the City as a whole, and 1.6 percent ofthe acreage, but account for about 36 percent ofthe overall community building market value.38 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What kind of image do you want people to think of when they are asked about Troy?• A commerce metropolis, clean and modern.• A strong business presence; thriving neighborhoods, a balanced mix of residential and business taxbase; the cutting edge of environmental sensitivity and walkability.• A center of knowledge; an economy based on information technology.What can the City of Troy do to continue to attract world-class businesses?• Offer reasonable incentives. Maintain quality infrastructure. Continue to offer quality City services & A++ rated schools. Make it attractive for the business community to also want to live here in Troy.• Promote Troy as a high-tech corridor and streamline the process of establishing and maintaining a Troybusiness. Make guidelines for developers very clear, concise, fair and predicable.• Start by realizing that Troy needs the business community. Not long ago, businesses paid more than 50percent of the taxes, making Troy a very desirable place to live; it has shifted the other way. Work withthe Chamber of Commerce and diversify the business base.What is the role of the City of Troy in the region? What role should the region play in the future ofTroy?• Cooperative neighbor that shares ideas and challenges in open communication with neighboringcommunities, taking on a leadership role when it is in the best interest for all.• Troy should provide an example of how a city can balance between successful business and a qualifiedresidential base. Recent economic trouble for the state and region has tarnished that image. Troy canprovide an example of leadership in how a community can excel as it matures.• A leader and model of an environmentally friendly community.• Troy is perceived as a strong entity and therefore we can be a leader in moving the region to think, govern,buy, and plan regional. The image of the entire region will affect the ability of Troy to attract and retainjobs and the creative class. We need to work together to solve issues of blight, economy, education andmass transit.• Troy should be a role model city of how a community can balance commercial and residential needs soeach complements each other. The City should lead in being flexible to accommodate future needs ofthe residents.What is the future of traditional industrial land uses, such as manufacturing or fabrication, in theCity of Troy?• We need to be creative as these traditional uses become obsolete. Our PUDs are a positive start for thefuture of these areas.• Manufacturing is not coming back. Those buildings need to be used for other things. Allow residentialuse.• Allow some to be developed as described in the Maple Road study. Especially, the work/home developmentfor entrepreneurs. It is important that these work/home developments are visually pleasing.• Information about how industrial parcels could be converted to alternative uses should be madeavailable. Selectively purchase vacant industrial properties that can be used as parking lots to othernearby buildings and allow those buildings to have alternative commercial uses.CHAPTER 4: PROSPERITY39

What does the Smart Growth Readiness Assessment Tell Us?Many of the questions asked in the SGRAT have some bearing on the local economy,either directly or indirectly. Those questions which asked about the current trends in theCity with regard to redevelopment of existing properties and the ability to develop mixeduseproperties relate to the City’s strategy for transitioning to the 21st century marketplace.Questions which relate to live-work units and brownfield redevelopment show how the Citycan improve its ability to accept new development types and encourage manufacturing eraproperties to redevelop as knowledge-economy facilities.Are developers actively redeveloping vacant, under-utilized, and/or brownfield properties?A. YesB. NoBest Answer: ATroy’s Response: ADoes your Zoning Ordinance and Master Plan provide strategies and incentives for redevelopingexisting urban areas?A. YesB. NoBest Answer: ATroy’s Response: BIn which of the following zoning districts is mixed-use permitted? (Check all that apply, if any).A. Central business districtB. Neighborhood commercial districtsC. Special mixed-use overlay districtD. Planned Unit Development DistrictsE. OtherBest Answer: A, B, C, D, ETroy’s Response: DHas your local government adopted zoning codes that give as much opportunity for a mixed-usedevelopment as for a typical single-use project (e.g., a medium density housing subdivision, stripmall or office park)?A. YesB. NoBest Answer: ATroy’s Response: B40 CHAPTER 4: PROSPERITY

CITY OF TROY MASTER PLANThe City in Motion:Local and Regional MobilityMobility is changing as rapidly as theeconomy. Companies are moremobile than ever, telecommuting isrising as a popular way to work, and e-commerceis taking a share of the conventional retailmarket, all of which have a dramatic effect ontransportation needs. Fuel prices have changedthe way consumers choose their homes oreven plan their daily errands. Non-motorizedtransportation is becoming a viable option inmany communities, especially when integratedwith other forms of transportation to createa true multi-modal system. In that spirit, thisChapter will analyze the existing transportationnetwork within the City of Troy and explore newways the City can think about transportation.During the Troy Vision 2020 planningprocess, the Troy Futures members dedicateda separate task force exclusively to mobility.The Vision 2020 Task Force established a seriesof five preferred futures in the City. These fivevisions address the need for safer transportation,more transportation options for all age groups,and the desire for a regionally prominent nonmotorizedtransportation network. Vision2020 also acknowledged the emergence ofvirtual pathways and their importance ascommunication supplants transportationin many applications. The final vision of theMobility Task Force is that Troy will become a“green” city where a series of actions contributeto make Troy an environmentally sustainableplace within which to travel.The results of the SGRAT and the findingsof the Master Plan survey also reveal thatstrong support exists for many of the conceptsenvisioned by Troy Futures, and specificallyfor the enhancement of non-motorizedtransportation options in the form of pathwaysor bike lanes.Troy’s Existing TransportationInfrastructureThis Section will detail the existingconditions of the transportationinfrastructure in Troy and also describeCity programs and entities charged withmaintaining and developing that infrastructure.Existing Conditions: RoadwaysThe primary method of transportation as itstands today in Troy is the private automobile.The City has a comprehensive roadway network,described in the following subsection.Streets and RoadsThe surface street network in the City of Troyis developed and maintained jointly by the Cityof Troy and the Road Commission for OaklandCounty (RCOC). Table 5.1, on the following page,demonstrates the major roadway jurisdictions inTroy, from north to south, then west to east.There are over 319 miles of roads maintainedby the City, which equates to over 1700 lanemiles. These roads are used by approximately400,000 vehicles a day. The complete roadnetwork consists of 364 miles of roads, when alllocal and County roads are included. The Cityalso maintains over 500 miles of sidewalks inTroy. 11 www.troymi.govCHAPTER 5: MOBILITY41

Functional ClassificationThe National Functional Classification(NFC) System is a planning andidentification tool used by mosttransportation agencies. Theclassifications are used to group streetsand highways into classes according tothe character of traffic service they aredesigned for.Principal ArterialsThese roadways are at the top of theclassification hierarchy. The primaryfunction of such roadways is to carryrelatively long distance, through-travelmovements. Examples include interstatesand other freeways as well as state routesbetween larger cities.Minor ArterialsMinor arterials include roads connectingintra-urban land uses. These roads tend toaccommodate slightly shorter trips thanprincipal arterials.Major CollectorsMajor collectors provide access andmobility within residential, commercial, orindustrial use and connect local roads toarterials. Major collectors generally carrymore traffic than minor collectors.Minor CollectorsMinor collectors also provide accessamongst varying land uses, but generallyhave less traffic than Major Collectors.Local RoadsLocal Roads provide access to individualproperties and typically have moderateto low speeds. The improvement of localroads typically rates the lowest priority.Most residential streets in Troy are classifiedas local roads, and are often located insubdivisions.TABLE 5.1: ROADWAY JURISDICTIONSource: City of Troy Traffic EngineeringRoadwayJurisdictionInterstate 75State of MichiganSouth Blvd.Road Commission for Oakland County.Square Lake Rd. City of TroyLong Lake Rd.Road Commission for Oakland CountyWattles Rd.City of TroyBig Beaver Rd. Road Commission for Oakland CountyMaple Rd.City of Troy and RCOC14 Mile Rd. Road Commission for Oakland CountyAdams Rd.Road Commission for Oakland CountyCoolidge Highway City of TroyCrooks Rd.Road Commission for Oakland CountyLivernois Rd.City of Troy and RCOCRochester Rd.City of TroyStephenson HighwayCity of TroyJohn R Rd.Road Commission for Oakland CountyDequindre Rd. Road Commission for Oakland CountyRoadway Improvement ProgramThe City has a sophisticated RoadwayImprovement Program which forecastsmaintenance and enhancement needs forthe City’s streets. This program identifiestimetables, projected costs and scheduling,and assists the City in obtaining transportationdollars and grant funding for road projects. 2FAST-TRACThe City of Troy is a participant in the RoadCommission for Oakland County FAST-TRAC(Faster And Safer Travel Through Routing andAdvanced Controls) program. The system isa computerized real-time traffic signal timingprogram employing hardware and softwareto monitor and adjust traffic signalization inorder to constantly optimize signals basedon current traffic demands at times whentraffic demand exceeds roadway capacity. TheCity of Troy has participated in the programsince 1992, and has grown its reach within the2. City of Troy Traffic Engineering Department42 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLANCity from 28 signals to over 300 signals. 3Traffic CommitteeThe City of Troy has a Traffic Committee whichconsists of seven members appointed to threeyearterms. The Committee includes the PoliceChief, Fire Chief and Traffic Engineer as ex-officiomembers. The Traffic Committee advises the CityManager and City Council with regard to trafficregulations and safety considerations.Neighborhood Traffic Harmonization ProgramThe City of Troy Neighborhood TrafficHarmonization Program is a program ofcooperation between the City and residents toreduce the impacts of traffic on neighborhoods.The three-phase program is designed to giveresidents an active role in identifying issueswith the local streets in their neighborhoodand developing a consensus on how to solvethe problem or mitigate its negative impact.The first phase identifies the problem, providesfor a complete explanation of the Program,gains the support of a Core Group of residents,and collects data in the form of speed studiesand field review. The second phase involvesthe planning of educational, enforcement andengineering measures to solve the issue. Ifultimately determined necessary, the third andfinal phase is the installation of any plannedphysical control devices designed to enhancetraffic management and neighborhoodsafety. The cost to install such devices must begenerated from the neighborhood, utilizing aSpecial Assessment District. 4Existing Conditions: Highway AccessThe City of Troy is bisected by Interstate 75.The Interstate has access to the City at 14 MileRoad, Rochester Road, Big Beaver Road, Crooks3. Road Commission for Oakland County4. City of Troy Traffic Engineering DepartmentRoad, and Adams Road. Interstate 75 is over1775 miles long and extends from southernFlorida to Northern Michigan, and providesregional access to the City of Detroit, Canada,Northern Oakland County and beyond.Existing Conditions: Air TravelWithin the City of Troy, private, corporate andcharter air travelers are able to use the Oakland/Troy Airport, owned and managed by OaklandCounty. The Oakland/Troy Airport is located at2672 Industrial Row and is also used for limitedair freight service. Aircraft maintenance and fuelare also available.The Oakland County International Airportis located in Waterford and is the nation’s 6thbusiest general aviation airport. Originallyknown as Pontiac Municipal Airport, it providescorporate and general aviation service toOakland County and Metro Detroit, and alsoprovides a more advanced ground supportnetwork including major repair and full contractmaintenance, fueling, catering and charterservices.The majority of commercial air passengersin Troy utilize the Detroit Wayne CountyMetropolitan Airport in Romulus, Michigan. TheAirport is owned and operated by Wayne County,CHAPTER 5: MOBILITY43

SMART(Suburban Mobility Authority for RegionalTransportation).SMART is Southeast Michigan’s bus system.SMART provides fixed route service over54 routes and also provides a variety ofcurb-to-curb service including Dial-A-Rideand flexible routes, to access otherwiseinaccessible locations.SMART employs nearly 1,000 people andserves approximately 225,000 riders perweek. SMART estimates that nearly 60percent of its ridership uses the system toaccess their places of employment. SMARTserves nearly all of Wayne and OaklandCounties, and also serves all of MacombCounty.www.smartbus.orgThe SMART system extends throughoutOakland, Wayne, and Macomb Counties, andprovides regional service to and from majoremployment centers in Southeast Michigan,including the City of Detroit. SMART alsoprovides a wide variety of special, charter,private, and remote access services.The Future of Mobility in TroyMobility needs are continuing toevolve. As mentioned in theopening paragraph of this Chapter,many significant factors are changing the wayAmericans address transportation. This sectionwill introduce new measures intended to ensurethat all people in Troy, regardless of age, remainmobile, that the attributes of the City and regionare accessible, and that the transportationinfrastructure of Troy contributes to a positivequality of life in the City.and is managed by The Wayne County AirportAuthority. Detroit Wayne County MetropolitanAirport has undergone significant enhancementin recent years, including the construction of anew terminal and runway.Existing Conditions: TransitThe City of Troy is served by the SMART(Suburban Mobility Authority for RegionalTransportation) System. SMART is SoutheastMichigan’s bus system, which provides fixedroute service over 54 routes and also provides avariety of curb-to-curb services including Dial-A-Ride and flexible routes, to access otherwiseinaccessible locations.SMART’s primary routes within the City of Troyprovide access to Big Beaver Road betweenCoolidge Road and Livernois Road, all acrossthe City’s south boundary, and north to AuburnHills via Coolidge Road, Long Lake Road, andInterstate 75.Thoroughfare PlanThe City of Troy Thoroughfare Plan (see map,next page) is incorporated as a part of thisMaster Plan. The Thoroughfare Plan enablesthe City to better direct resources for roadwayimprovement by basing its decisions on theplanned right-of-way and other enhancementsprovided on the Plan. The Thoroughfare Planalso enables the coordination of efforts betweenvarious levels of government responsible for thebuilding and improving of roads.Access ManagementAccess management is the development ofa program intended to ensure that the majorarterials, intersections and freeway systemsserving a community or region will operate safelyand efficiently while adequately meeting theaccess needs of the abutting land uses along theroadway. Implementing access management44 CHAPTER 5: MOBILITY

COOLIDGELIVERNOISJOHN R RDJOHN R RDADAMS RDSTEPHENSON HWYDEQUINDRE RDCITY OF TROY MASTER PLANSOUTH BOULEVARDSQUARE LAKE RDROCHESTER RDLONG LAKE RDWATTLES RDBIG BEAVER RDCROOKS RDhg[Feet0 2,000 4,000hglMAPLE RD14 MILELegend204 ft. R.O.W.150 ft. R.O.W.120 ft. R.O.W.hg Transit Centerhg Transit Servicel AirportTHOROUGHFARE PLANCITY of TROYOakland County, MichiganDate: May 27, 2008Provided By: Carlisle/Wortman Assoc., Inc.Community Planners & Landscape ArchitectsCHAPTER 5: MOBILITY45

Access ManagementBasic design principles:1. Provide a specialized road system; designroadways according to the function theyare intended to provide.2. Limit direct access to major roadways;preserve the traffic function of highervolume roads serving regional thru traffic.3. Promote intersection hierarchy;transition from one classification ofroadway to another.4. Locate signals to favor throughmovements; proper placement of signalsallows for better coordination of signals,continuous movement of traffic at thedesired speed and reduces delays.5. Preserve the functional areas ofintersections and interchanges; the areawhere motorists respond to the intersectionor interchange, decelerate, accelerate, orcomplete turns.6. Limit the number of conflict points;collisions and mistakes occur when thedriving environment is complex.7. Separate conflict areas; traffic conflictscan also be reduced by separating conflictareas.8. Remove turning vehicles from throughtraffic lanes; when turning vehicles areremoved from through traffic lanes, bettertraffic flow and is maintained, capacity ispreserved and safety is improved.9. Use non-traversable medians to manageleft-turn movements; the majority ofaccess-related crashes involve left turns.10. Provide a supporting street system andcirculation system; interconnected streetand circulation systems better supportalternative forms of transportation.TRB Access Management Manual, 2003techniques can help increase roadway capacity,manage congestion and reduce crashes. In thecase of businesses, there are also less obviousbenefits such as a reduction in maintenanceand other costs by utilizing shared driveways oreliminating entrance and exit points. Increasedroad frontage and improved aesthetics are also aresult of eliminating driveways. 5The Big Beaver Corridor Study includes ananalysis of access management concerns withinthe Big Beaver Corridor. The Study concludesthat while there are many positive attributeswith regard to access management in thiscritical area, there is room for improvementinthe future. Specifically, poor spacingbetween driveways, frequency of driveways,and driveways too close to certain intersectionsare areas where access issues have a significanteffect on traffic management in the Corridor.Successful access management practices inthe Big Beaver Corridor that were noted by theStudy include the area surrounding SomersetCollection, where limited, protected driveway“throats” provide access to consolidated areas.This design results in fewer overall drivewaysand reduces potential conflict betweeninternal circulation and the entering trafficfrom Big Beaver Road. The Study also identifiesseveral areas throughout the Corridor whereconsolidated driveways to Big Beaver Road ortoother major north-south roads are used toprovide access to multiple sites via collectorstreets or internal shared driveways.Non-Motorized Transportation PlansThe City of Troy has initiated a significantCity-lead effort to construct and improve trailsand pathways in the City. As evidenced by theoverwhelming support for trails received duringthe Parks and Recreation Master Plan process,the Master Plan Survey, and within Troy Vision5. Federal Highway Administration46 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLAN2020, the community has expressed a great dealof interest in alternative transportation.With that in mind, the City of Troy created theTroy Trails and Pathways Committee, a groupcharged with developing a world-class trailssystem in Troy. The Committee was allocatedfunding for assistance in developing strategiesfor trails and pathways. The City intends tofund the Parks and Recreation Department forCommittee activities in each budget year for theforeseeable future.The Trails and Pathways Committeedetermined that there are three main purposesfor the development of trails in Troy:• Interconnectivity between retail,restaurants, public facilities, and other trails• Recreation• Improved walkability and an opportunityfor non-motorized transportationIn the summer of 2007, the Trails and PathwaysCommittee developed a series of long term andshort term goals. Some of the predominantthemes in the long term goals are:• Provision of scenic trails throughout the City• Overall safety, security, and sustained funding• The inclusion of bike lanes, trails andpathways into road construction projects• The development of bicycle and pedestrianfriendly destinations throughout Troy• The incorporation of trails and pathwaysystems into private developments• The development of community educationprograms about trails and alternativetransportationIn the short term, the Trails and PathwaysCommittee intends to:• Develop an awareness campaign of theirefforts• Address access management in Troy• Establish timing, funding, and impact ofpotential projects• Demonstrate tangible progress• Create buzz by pursuing media attention• Re-route existing bike routes as needed• Investigate the development of a nonmotorizedtransportation plan• Develop a web page and other marketingAs noted in Chapter 3, the responses collectedfrom the Parks and Recreation Plan Survey andthe input of the SGRAT suggest that peopleconsider trails and pathways to be more thansimple recreational amenities, and genuinelyconsider them valid transportation options thatdrive property values up and can be seen as anamenity for real estate development.The Transit Center and Transit-OrientedDevelopmentThe concept of “Villaging” introduced byTroy Futures in Vision 2020 is one that lendsitself to the incorporation of mass transitand the provision of alternative modes oftransportation. Vision 2020 calls for theestablishment of activity nodes with a connectedsense of place, centered on a range of differentconcepts or themes. These areas would becompact, walkable, and would provide a mix ofuses to contribute to an atmosphere of vitalityand diversity. The “Villages” throughout the Citywould each have a unique character and wouldallow visitors or residents to have access toservices, entertainment, and even employmentwithin walking distance, with access to the othernodes, the rest of the City, and areas around theregion available by transit.•Define the potential users of trailsThe “Villaging” concept can be achieved byfollowing the principles of Transit OrientedCHAPTER 5: MOBILITY47

Transit-oriented development (TOD)TOD is compact, walkable developmentcentered around transit stations, generallyincluding a mix of uses, such as housing,shopping, employment, and recreationalfacilities. TOD is designed with transit andpedestrians as high priorities, making itpossible for visitors and residents to movearound without complete dependence ona car.Components of TOD include:• Walkable design with pedestrian as thehighest priority• Train station as prominent feature oftown center• A regional node containing a mixtureof uses in close proximity includingoffice, residential, retail, and civic uses• High density, high-qualitydevelopment within 10-minute walkcircle surrounding train station• Collector support transit systemsincluding trolleys, streetcars, light rail,and buses, etc• Designed to include the easy use ofbicycles, scooters, and rollerblades asdaily support transportation systems• Reduced and managed parking inside10-minute walk circle around towncenter / train stationMassachusetts Bay Transportation Authority, http://www.mbta.com/projects_underway/tod.aspandhttp://www.transitorienteddevelopment.org/index.htmlDevelopment, or TOD. The TOD principles arecentered on the basic idea that mixed-use,walkable, compact development surroundingtransit stations contributes to the health of thecommunity and helps support the transit itself.The non-profit group Reconnecting America,an organization dedicated to encouraging TODdevelopment, states that a TOD is more thandevelopment near transit, it is also developmentthat achieves the following:• It increases “location efficiency” so people canwalk, bike, and take transit• It boosts overall transit ridership andminimizes the impacts of traffic•It provides a rich mix of housing, jobs,shopping, and recreation•It provides a value to the public and privatesectors, and for both new and existingresidents•It creates a sense of community and sense ofplace 6In order for TOD to work, there are a numberof coordinated efforts that must succeed. First,the City must demonstrate commitment tothe provision of transit. The City of Troy hasalready expressed its support of transit, and theregional SMART system shows that the region isinterested in expanding and enhancing its transitcapabilities. The ongoing Troy-BirminghamTransit Center project constitutes a stronglocal commitment to the provision of efficient,equitable, and world-class transit options forTroy residents.A successful TOD strategy must also havethe support and leadership of elected officialsand investors. This is ultimately expressedby the adoption of policies that coordinatedevelopment with transit corridors andfacilities. Strategies can be incentive-based orregulatory and could include the developmentof station area plans, the adoption of higher6. Reconnecting America, “Why Transit Oriented Development andWhy Now?”48 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLANdensity, mixed use zoning, the developmentof design guidelines for station areas, strongpublic investment policies, and incentives likethe sharing of infrastructure developmentcosts, providing for brownfield remediation, orstreamlining the development process for TODprojects. 7Virtual PathwaysNew advances in telecommunications couldhave dramatic impacts on transportation in thefuture, but the actual effects are still uncertain.In particular, the advent of telecommutingwill allow a great number of people to workremotely, usually out of their homes or satelliteoffices. This kind of arrangement was notpossible before high speed internet and othertechnological breakthroughs.According to the U.S. Census, telecommutinghas been increasing and will likely continue toincrease. In fact, in 2005 about 3.4 percent ofworkers were telecommuters in the UnitedStates and projections indicate that as manyas 20 percent could ultimately become homebased.This projection is based on the federalworkforce, where promotion of telecommutingis mandated by law.On its face, telecommuting would appearto relieve traffic congestion by taking moredrivers off the streets and reducing the numberof trips per day. However, in the long term,telecommuting could have the same effect thatthe emergence of knowledge based businesseshas had in that workers will no longer berequired to locate near their employers. Whilemany employers locate strategically to secure asolid workforce, there are also firms which existvirtually online. That is, employees work all overthe country and contribute via the internet.Walkable Urbanism Strategic andImplementation Plan: The TroyBirmingham Transit CenterIn May of 2007, the Troy Chamber ofCommerce and the City of Troy initiated thedevelopment of the Walkable UrbanismStrategic and Implementation Plan. ThePlan will focus on the area surroundingthe planned Troy/Birmingham TransitCenter. The study team includes a groupof graduate students from the University ofMichigan Real Estate Program focused onfour areas of analysis:• Transportation options• Fiscal impacts• Market potential• Land use patternsThe final Comprehensive Report, due tobe completed in 2008, will provide both a“contextual analysis” and a “strategic andimplementation” plan. The Report willidentify opportunities and projects whichwill enhance the area and complement theplanned Transit Center.The study will examine the area at threegeographic levels. The first will be thesite itself, the second will be the site andit’s immediate surroundings, and thethird will be the greater context andneighboring “activity nodes.” In thismanner the study will address how theCenter will interact with the neighborhoodand with communities beyond Troy andBirmingham.Given this phenomenon, communities like7. http://www.mass.gov/envir/smart_growth_toolkit/pages/modtod.htmlCHAPTER 5: MOBILITY49

Troy may have to rely even more heavily onthe quality of life elements of the City to retainresidents even if industry and professional officessucceed in the community. In fact, on a regionalscale, telecommuting could result in a greaterdemand for more remote development andcould ultimately contribute to urban sprawl.Without the requirement of proximity to anemployer, employees can live wherever theywish.The City must continue to consider thepotential needs of telecommuters in orderto combat the potential flight of knowledgeeconomy workers in the City. 8Impacts of TelecommutingThe Research and Innovative TechnologyAdministration of the Bureau of TransportationStatistics, a department within the UnitedStates Department of Transportation, identifieda number of key issues with regard to theimpact of telecommuting on transportationdemand. They include, but are not limited to, thefollowing:• The actual amount and impact oftelecommuting in any particular region willdepend strongly on the local transportationenvironment and travel demand measures.• The congestion and air qualityimprovements potentially attainable throughtelecommuting could be substantiallydiminished if telecommuters removed fromthe highways are replaced by the emergenceof latent travel demand.• Telecommuting could stimulate urban sprawland have other adverse impacts on land useand public transportation.• Factors which will impact the rate of growthof telecommuting include uncertainty ofbenefits for employers and the considerabletime and effort inherently required to bringabout major changes in work styles and waysof doing business.8. Transportation Implications of Telecommuting, Bureau of TransportationStatistics50 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What can the City of Troy do to continue to attract world-class businesses?• Strategic parking plans to make businesses easy to find and convenient and safe for customersand employees to use.• Improve our roads and pedestrian pathways, maintain high standards in architecture,rigorously enforce zoning violations, retain residential character of our neighborhoods in spiteof the majority of City Council pushing to commercialize them with large commercial vehiclesand large group child care homes, start the customer solutions department, and more.• Provide good roads that are well maintained and well operated.What steps would you take to make Troy a more vibrant and engaging place to live and work?• Mass transit options to access entertainment in metro Detroit.• Add paths and trail system in City; increase property maintenance standards; increase art inpublic places; create synergy.Should Troy play a role in the development of improved regional transportation?• Yes, we should work on developing the proposed Transit Center and expand from there.• Absolutely, we need a creative connector (trolley to Big Beaver Corridor from Maple/Eton Station.More Bike, walking paths from subs to parks. Destination emphasis planning.• Yes, Troy should play an important role in improving regional transportation. Mass regionaltransportation will enable people to move from “here to work” economically and efficiently. Wecan’t build wide enough roads to move traffic; we need to economically and efficiently movepeople during the course of the day.• It would help make the City more family friendly. We would be sharing transportation options.It would also help attract world – class business. It is a good selling point.• Yes. If we are to be the hub of business and fun activities (family, night life, etc) we must make iteasy for people in nearby communities to visit Troy without getting into a traffic jam.• Yes. We need a method for our residents to get to their place of employment without usingsingle occupant vehicles. We need a method of transportation for youth and seniors. Lastly,we need a method to bring employees to the businesses located in Troy. Continue to developwalkability.(continued)CHAPTER 5: MOBILITY51

What is the most important improvement that Troy can make to ensure that all residents haveaccess to safe and efficient transportation?• Affordable regional mass public transportation.• Create a comprehensive pedestrian pathway system (walking, biking, rollerblading, etc.) thatsystem would help to reduce short trip car drives that add to roadway congestion.• Provide a means within the City to get the residents to the collection points for the regions/transportation system.• Create regional public transportation that is efficient, safe and inexpensive.• Make it affordable and convenient not just within the City.• Keep the roads nice for all modes of transportation.• Promote the transit center and the transit services to be housed in it. Then make sure adequatewalking and bike paths are connected throughout the whole City.How can the City better accommodate non-motorized transportation?• Emphasize bike paths. Include in all developments specific requirements for safe walk & bikeaccess.• Follow ADA guidelines. Create refugee islands on highways, increase the “walk” time on trafficlights, make bike paths to get bikers off pedestrian sidewalks, and provide adequate lighting.• Better cross town connected bike routes that also have destinations, i.e. mall or civic center.Have a dedicated 4 foot lane for bicycles.• Complete the trailways initiative with a completed infrastructure as recommended by Vision2020.• The development of pathways and trails is a start. We need an alternate mode of transportationthat is cost affective and reliable.• Promote mixed-use development.• Plan the City in small village components that can service the daily needs of nearby residents bysufficient shopping areas central to each village.52 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLANWhat does the Smart Growth Readiness Assessment Tell Us?The SGRAT included a section dedicated to the provision of transportation options. Tenet8 of the Smart Growth Tenets, “Provide a variety of transportation options” was covered by15 questions ranging from topics like mass transit to air travel. The assessment granted33 percent of the available points to Troy for Tenet 8. The City received many points for itsstrong capital improvements planning, access management standards, well-developedsubdivision regulations, provision of transportation options for the mobility impaired (eitherby income restrictions or physical limitations), and the mitigation of the negative impacts ofparking on surrounding areas.The assessment demonstrated that the City can improve its transportation score in a varietyof areas, especially by providing stronger access to public transit, rail service, or a multimodalmethod of access to a regional airport. Troy could also gain points by encouragingbetter infrastructure for cycling as a viable option, and the provision of park-and-ride areasfor bus service. Further, the City does not make extensive use of traffic calming devices,which can restrict automobile traffic, but encourage safer non-motorized transportation incertain circumstances. Specific questions from this section included:Does your community have a Transportation Plan (or a transportation element within your MasterPlan) that does any of the following? (Check all that apply, if any).A. Establishes consistent policies that reflect and support the Master Plan, Zoning Ordinance, capitalimprovement program, access management plan and new development on a regional basis?B. Coordinates and supports multi-jurisdictional land use and transportation planning alongregional transportation corridors?C. Provides goals, objectives and strategies to enhance an interconnected pedestrian networkwhich serves the entire community?D. Provides goals, objectives and strategies to implement infrastructure and initiatives to promotebicycling and other non-motorized transportation options?E. Provides goals, objectives and strategies to implement public transit systems that are appropriateto the size, scale and need of your community?F. Provides goals, policies and objectives that prioritize improvements and maintenance of existingroads rather than the construction of new roads?G. Identifies where and when public funding will be necessary to implement context sensitivesolutions to transportation issues?Best Answer: A, B, C, D, E, F, GTroy’s Response: A, B, D, E(continued)CHAPTER 5: MOBILITY53

Does your transportation plan support and your Zoning Ordinance allow different street widths,depending on the functional classification of the roadway, character of the area, the projectedvolume of traffic, and/or the desired speed of traffic?A. YesB. NoBest Answer: ATroy’s Response: ADoes your community provide infrastructure to promote bicycling as a viable, healthy transportationoption by any of the following? (Check all that apply, if any).A. Providing well-maintained bike lanes, five feet in width along or between local transportationcorridors.B. Providing non-motorized paths that connect recreation facilities and other communitydestinations.C. Implementing access management strategies that improve safety and efficiency of both bicycleand vehicular travel.D. Providing appropriate signage and bike racks in common community destinations such asschools, public buildings, work places and shopping centers.Best Answer: A, B, C, DTroy’s Response: NoneDoes your community have transportation policies or programs that increase mobility options forresidents who face financial or physical impediments to driving an automobile?A. YesB. NoBest Answer: ATroy’s Response: ADoes your region provide an airport that is supported by efficient multi-modal access to yourcommunity, regional distribution centers, public transit, highways and emergency response?A. YesB. NoBest Answer: ATroy’s Response: B54 CHAPTER 5: MOBILITY

CITY OF TROY MASTER PLANInfrastructure:The Assets and Care of the CityAcritical component to Troy’s qualityof life is the quality of its municipalservices. Excellent water, efficientstorm and sanitary sewer facilities, and wellmaintainedroads are elements that haveprovided the foundation for Troy’s success.For a community of Troy’s population andconsiderable size, providing these services is avast undertaking.Infrastructure, such as water and sewerlines, plays a significant role in what can bedeveloped where, and must be planned inconcert with land use to ensure that the City’scapacity matches the City’s vision for itself. Inother words, planning for highly intensive usesis fruitless if the municipal services in the areaare unable to support those uses. The converseis also true; planning for low-density uses inan area where desirable land has ready accessto excellent sewer and water service is notpractical. Fortunately for Troy, the City has acomprehensive system that allows a great dealof flexibility.“A civilization’s rise and fall is linked to itsability to feed and shelter its people anddefend itself. These capabilities dependon infrastructure - the underlying, oftenhidden foundation of a society’s wealthand quality of life. A society that neglectsits infrastructure loses the ability totransport people and food, provide cleanair and water, control disease, and conductcommerce.”United States National Science Foundation, 1995With this in mind, this Chapter will describesignificant opportunities and issues relatedto physical infrastructure and discuss theCity’s efforts to maintain them. Integral to thediscussion of infrastructure is adherence tothree key principles: investment, coordination,and innovation. The investment portion of thisChapter will provide an overview of the scopeof the City’s services and briefly describe howservices are currently provided. Coordinationwill emphasize the importance of planning forinfrastructure improvements and address therelationship between land use developmentand infrastructure. The coordination sectionwill also describe how the City can play a rolein regional smart growth based on the strengthof its infrastructure. The innovation sectionwill identify and reference concepts to improvecurrent practices with sustainability in mind,and will describe regional initiatives to improvewater quality and stormwater management. ThisChapter will focus only on the physical assetsof the City, and will not discuss the City’s publicservices, such as fire and police protection.CHAPTER 6: INFRASTRUCTURE55

InvestmentThe City of Troy prides itself on providingthe highest quality municipal services. Inpartnership with the Detroit Water andSewerage Department (DWSD), the MichiganDepartment of Environmental Quality (MDEQ),and the Oakland County Drain Commission,residents and businesses in Troy enjoy reliable,affordable, municipal services.Water and sanitary sewer service in the Cityare managed by the City’s Water and SewerDivision within the Department of Public Works.The Division is responsible for ensuring thatthe quality of the City’s water supply exceedsexpectations and that water is always availableand sufficient to fight fires.Troy is one of 126 customer communities whowork with DWSD for regional water service. InTroy, there are 500 miles of water main, morethan 5,300 fire hydrants, and over 26,000 watermeters. Troy residents and businesses use morethan 5 billion gallons of water annually. 1The Water and Sewer Division is alsoresponsible for monitoring the discharge ofwastewater to the Detroit Water and SewerageDepartment (DWSD) waste treatment facility.Stormwater in the City of Troy is managedin partnership with the Oakland County DrainCommission. The City’s Streets and Storm DrainsDivision investigates residential storm waterissues and maintains the City’s storm waterdrainage as regulated by Oakland County StormWater Permit and the MDEQ. In addition to thehundreds of miles of water mains in the City,there are also many hundreds of miles of stormdrains, which empty into 134 detention basinsand the City’s 6 lakes. 21. 2006 Troy Annual Water Quality Report2. 2007/8 Streets and Drains BudgetThe City of Troy falls within two watersheds.The northwest quarter of the City lies within theRouge River Watershed, specifically, it is entirelywithin the Main 1-2 Subwatershed of the RougeRiver. The remainder of the City is located withinthe Red Run Subwatershed of the Clinton RiverWatershed. The City is served by a complex andextensive network of County Drains, and manyare enclosed. Major open drains in the Cityinclude Sprague Ditch, Sturgis Ditch, Big BeaverCreek, and Gibson Drain.The Streets and Storm Drains Division isresponsible for a network of 364 miles ofroads and 500 miles of sidewalks, as well astraffic control devices and signs. Troy is acommunity that is very tightly integrated with itssurrounding communities, and as such, is hometo many major regional roads and highways.Many of the City’s major thoroughfares areunder the jurisdiction of other agencies, as wasdemonstrated in Chapter 5.CoordinationManagement of infrastructure assets mustinclude coordination between jurisdictions.Just as with its natural systems, Troy’sinfrastructure is largely part of a regionaljoint effort. Coordination also refers to thatbetween departments and between boards andcommissions within the City’s administrationitself.Troy is a leader in many areas within theregion. The City is a center of commerce, and issecond only to the City of Detroit in the State ofMichigan in terms of total property valuation.Consequently, relative to other communitiesin the area, the City has a low millage rate andexcellent property values. This results in afinancially stable City prepared to maintain itsinfrastructure at a very high level. 33. http://www.troychamber.com/gli/whytroy.htm56 CHAPTER 6: INFRASTRUCTURE

CITY OF TROY MASTER PLANRegional Smart Growth Development Patternsand Infrastructure ImprovementsGiven the high quality of Troy’s sanitary sewer,water, and storm sewer infrastructure, Troy isable to continue to absorb new developmentin selected areas. This situation makes Troyunique to other regional communities thatsuffer from aging infrastructure, facilities alreadyat their maximum capacity, and insufficientfinances to update the systems without relyingon outside assistance. Therefore, Troy can servea larger smart growth purpose that extendsbeyond its own borders in that it can accept alarger regional share of new development thanoutlying areas in the region.A national study conducted by the UnitedStates Department of Commerce EconomicDevelopment Administration (USEDA) showedconclusively that money spent updating orbuilding new urban water and sewer facilitiesyielded much greater economic benefitsthan money spent on new systems in largelyrural areas. Although construction costs forinfrastructure projects in urban locations wasslightly higher (1.3 times higher) than thosein rural areas, the study concluded that theimprovements in urban areas allowed newbusinesses to create 1.9 times as many new,permanent jobs than those in rural areas.Furthermore, the urban improvements werelinked to 2.8 times as much private investmentas rural areas realized, and added 2.9 times asmuch to the tax base as similar improvements inrural areas. 4,5With this in mind, it is plain to see thatinvestment in infrastructure improvementsin already established communities results insignificant economic and smart growth benefitsto the region as a whole. Tenet 9 of the Ten4. United States Department of Commerce Economic DevelopmentAdministration, “Public Works Program: Perfromance Evaluation, “5. Bagli, Fagir, “Economic Impact of Water/Sewer Facilities on Ruraland Urban Communities,” Rural America Vol. 17, Issue 4Tenets of Smart Growth challenges communitiesto “Strengthen and direct development towardsexisting communities.” In order for this to occur,established communities like Troy must bewilling to accept that new development inorder to serve as a growth “zone” for the region.It is especially critical in Troy, as it is more able toaccommodate that new development than manyof its neighbors.This philosophy towards Troy’s position in theregional growth pattern complements findingsof the Big Beaver Corridor Study and TroyVision 2020 to be both strategic and selectiveregarding growth.Visions presented by Troy Vision 2020 involveeconomic growth, new development, andredevelopment in the City. The Image and FeelTask Force, for example, seeks to make Troy acommunity of “village” developments to create aconnected sense of place and community with avariety of activity nodes. This vision encouragessmart growth in targeted areas. The Big BeaverCorridor Study speaks extensively about infilldevelopment throughout the corridor, andtaking advantage of the excess space andcapacity this area possesses.In other words, by accepting a degree of newdevelopment and redevelopment, Troy can useits strong position in terms of infrastructurecapacity to accommodate a significant portionof the region’s growth. Consequently, Troy canhelp alleviate pressure on outlying areas.Coordination Between Land Use Planning &Capital ImprovementsTroy’s capital improvement planning is largelydone as part of the City’s budgeting process.While the City does not have a separate anddistinct Capital Improvements Plan, it doesforecast needs and plan projects 5 years inCHAPTER 6: INFRASTRUCTURE57

advance. Capital improvement planning doneas part of budgeting includes planning forroadway, drain, sewer, sidewalk, and water mainmaintenance and improvements.TABLE 6.1: CAPITAL IMPROVEMENT PLANNINGSource: City of Troy BudgetAreas of InvestmentEstimated Overall PlannedExpenditure, 2007-2012Major Roads $39,574,000Local Roads $12,500,000Drains $6,740,000Sidewalks $3,000,000Water Services $28,480,000Sanitary Sewer Services $13,300,000Total $103,594,000Table 6.1 indicates that in the next 5 years, theCity anticipates investing more than 100 milliondollars into the continued improvement of itsinfrastructure.As noted previously, it is critical that areasplanned for additional development becoordinated with capital improvement planningto ensure that City facilities can accommodatethe vision for that specific area. Conversely,the City should be aware that spending oninfrastructure improvements in some areas maynot be a priority, given the recommendations ofthis Master Plan.The City should develop a capital improvementplanning schedule designed to be conductedalongside the regular review and update of thisMaster Plan. Chapter 11, Implementation, willdescribe methods the City should consider forthe regular updating and monitoring of thisMaster Plan, and should incorporate a regularfunction ensuring that capital improvements arescheduled alongside projected development inthe most critical areas of the City.InnovationThe City has an opportunity to encourage andpractice innovative infrastructure design andmanagement, as well as encourage practices thathelp protect water supplies and reduce the stresson stormwater management, sanitary sewer,and water services. The primary area wherethe City of Troy can have an immediate impactwith regard to environmental sustainabilityas it relates to infrastructure is stormwatermanagement.Low Impact DevelopmentLater in this Master Plan, Chapter 7 will includeLow Impact Development (LID) in its discussionof environmental sustainability, however, LIDrepresents a new approach to stormwatermanagement and must be introduced in thisChapter. It is a series of design techniques thatmanage rainfall at the source using uniformlydistributed, decentralized techniques thatinfiltrate, filter, store, evaporate, and detainrunoff close to the source.The primary concept behind LID is thatstormwater runoff must be treated as aresource, rather than a waste product to beeliminated as efficiently as possible. Irrigationis perhaps the most obvious use for collectedstormwater, but LID includes far more potentialtechniques for maximizing the potentialof runoff. LID techniques generally stressinfiltration rather than detention, and reducethe dependency on central stormwater systems.By allowing rainwater to infiltrate on site, thereare many environmental benefits and oftencost savings which result in a reduced need forunderground systems. Innovation in stormwatermanagement must be encouraged in bothcommercial and residential development.58 CHAPTER 6: INFRASTRUCTURE

CITY OF TROY MASTER PLANSpecific LID techniques include, but are notgroundwater recharge, and to reduce runofflimited to, the following:volume• Use permeable pavers for emergencystopping areas, crosswalks, sidewalks, roadshoulders, on-street parking areas, vehiclecrossovers and low-traffic roads.• Disconnect the downspouts from roofs anddirect the flow to permeable pavement orother vegetated infiltration and filtrationpractices.• Use multi-functional open drainage systemsin lieu of more conventional curb-and-guttersystems.• Use green roofs for runoff reduction, energysavings, improved air quality, and enhancedaesthetics.• Landscape with a rain garden to provideon-lot detention, filtering of rainwater,• Redirect the flow from gutters anddownspouts to a rain garden or retainrooftop runoff in a rain barrel for later on-lotuse in lawn and garden irrigation.• Combine rain gardens with grassed swales toreplace a curb-and-gutter system.• When parking demands do not dictate, buildnarrower residential streets or restrict parkingand sidewalk areas to one side of the roadrather than both. Replace the space gainedwith pervious areas, bioretention (plantedareas designed to retain and filter runoff), orvegetated channels.• Use a linear bioretention cell in the highwaymedian to treat runoff. 66. Low Impact Development Center, www. lid-stormwater.netCHAPTER 6: INFRASTRUCTURE59

Water QualityThe limitation of contaminants whichultimately enter the water system is the best wayto ensure that water supplies will remain cleanand viable. This is an area where SEMCOG hasinvested a great deal of energy locally, and whichthe City of Troy can play a large role. SEMCOG’s“Seven simple steps to clean water” is anexample of a successful approach to limitingwater supply contamination at its source. Thisprogram is designed to educate individualsabout basic techniques that they can adopt inorder to help limit pollution. They include:1.2.3.4.5.6.7.Help keep pollution out of storm drains:Sweep, rather than hose off your driveway,and keep storm drains clean.Fertilize sparingly and caringly: Use fertilizerwith low or no phosphorus, allow yourlawn to remain taller, and prevent fertilizerfrom getting on the driveway or otherimpermeable surfaces, where it is likely to beswept up in runoff.Carefully store and dispose of householdcleaners, chemicals, and oil: Practiceresponsible disposal of potential pollutants.Clean up after your pet: Practice appropriatepet waste disposal by using refuse containersor by flushing material down the toilet.Practice good car care: Wash your car on thegrass or go to a car wash facility, where dirtywater is treated before it is allowed to leavethe site.Choose earth friendly landscaping: Choosenative plants, use mulch around the base oftrees to retain water, and be conservativewith watering and irrigation.Save water: Collect rainwater for irrigation oruse less water generally for lawns and otherplants. 77. www.semcog.org/OursToProtect60 CHAPTER 6: INFRASTRUCTURE

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What kind of image do you want people to think of when they are asked about Troy? (i.e., an officebuilding? A shopping center? A fine restaurant or an evening at a show? A residential neighborhood?Something else?)?• Efficient, low cost government (low cost – not cheap). I want Troy to continue to be know as the oneplace you can drive after (or during) a snow storm; a good place to shop, work and live, a place withhelpful people in City hall.• A well maintained City with excellent schools, neighborhoods, corporate residents and good cityservices.Do you feel it is important for the City of Troy to promote the advancement of or mandate thepractice of sustainable development, such as, but not limited to, the construction of certified “greenbuildings” and Low Impact Development techniques for stormwater management?• I believe promotion is desired for construction of certified “green buildings”. Low impact Developmenttechniques for stormwater management are a practice that should be mandated. Economics willdetermine the practical nature of these areas of development.• The City should promote such efforts thru various incentives and demonstration but should notmandate.• Yes – storm water will only become a bigger problem as the years progress. We need to promotesustainable development at the very least and perhaps it should be required or mandated. However, weshould be prepared to address the arguments that these activities are cost prohibitive.What can the City of Troy do to continue to attract world-class businesses?• Clean and well-maintained infrastructure.• Offer reasonable incentives. Maintain quality infrastructure. Continue to offer quality City services & A++ rated schools. Make it attractive for the business community to also want to live here in Troy.• Provide good services, good infrastructure, low tax rate, good debt ratings, and a solid residentialcommunity.CHAPTER 6: INFRASTRUCTURE61

What does the Smart Growth Readiness Assessment Tell Us?The provision of excellent municipal services is clearly a critical element to the future growthand development (or redevelopment) of the City. However, the Ten Tenets of Smart Growth donot specifically speak to infrastructure in and of itself. Consequently, none of the Sections of theSGRAT are directed exclusively towards infrastructure. There were individual questions, though,designed to bring attention to the issue of utilities and City services. The following questions,taken from Section 9, “Strengthen and direct development towards existing communities,”address infrastructure issues:Does your community know the capacity of its infrastructure and natural environment to acceptnew development, by location, type and amount of new development?A. YesB. NoBest Answer: ATroy’s Response: AIf your community provides public sewer and/or water (or is included in a public sewer/waterdistrict), does the public sewer and water service area include:A. Only developed areas with streets or areas immediately adjacent to the developed areas plannedfor urban growth?B. Undeveloped areas outside the urban service area not immediately adjacent to the developedarea and not planned for urban growth?Best Answer: ATroy’s Response: AHas your community adopted a “fix-it-first” policy as part of the Capital Improvement Programprocess that sets priorities for upgrading existing facilities and infrastructure before new facilitiesor infrastructure are built?A. YesB. NoC. No, the community is all built out with no opportunity for new facilities in new locationsBest Answer: A, CTroy’s Response: A62 CHAPTER 6: INFRASTRUCTURE

CITY OF TROY MASTER PLANGreen City:Responsibility to Natural & Energy ResourcesEvery level of government bearsresponsibility for the protection of thenatural environment. The United StatesGovernment sets policy and protects nationalresources, like the national parks and otherimportant wildlife refuges. The State of Michiganregulates wetlands and sets uniform statewidepolicies for the protection of critical Michiganresources. The State also empowers local unitsof government to establish laws to protect thoseresources in their own front yards. Local units ofgovernment are the front line of environmentalprotection and natural resource conservation.This Chapter will establish the philosophy ofenvironmental sustainability in Troy, framedaround a series of policies designed to make themost of the tools available to the City.Troy Vision 2020 envisions Troy as a vibrantand engaging place to live and work, whereenvironmental and ecological resources playa role in creating a community that will drawthe best workforce in the region. Troy can bean environmental leader, demonstrating toothers how to grow while embracing its naturalresources, and making wise use of energyresources. As discussed in Chapter 2, sustainablecities integrate the concepts of sustainabilityinto policies covering social, economic andenvironmental topics. Troy and its citizens canuse the community’s environmental resourcesresponsibly, without compromising the ability oftomorrow’s residents to meet their needs.Preservation andEnhancement of ExistingNatural FeaturesEconomic growth and environmentalpreservation are elements that arecommonly perceived as two forces thatmust be at odds. However, environmentalconsiderations have the ability to enhanceeconomic development. Efficiency reduces thecost of products and services, and preservationof natural features increases the value ofdeveloped properties.The City of Troy is nearly built out. However,the City currently owns approximately 360acres of developed parks, with more new parksplanned. Some of the existing park land isused for active recreation areas, and someismaintained as natural areas for passiverecreation and general open space. The City’scurrent Parks and Recreation Master Planidentifies these City-owned properties, andprovides a brief description of each.Stormwater Basin in Troy; Photograph by Jennifer LawsonCHAPTER 7: NATURAL & ENERGY RESOURCESIt is critical that Troy inventory existing naturalresources and understand their relative quality.The City needs to know what it has beforeitcan decide what to do with it. Such anevaluation can be collected in a Natural Areas63

Property Values and Open SpaceIn Washington County, Minnesota, astudy commissioned by an organizationknown as Embrace Open Space revealedto the Metropolitan Council ( a regionalplanning agency for the Twin Cities) thathome prices are definitely higher in areasadjoining open space, with all othervariables being equal. The study looked athome purchase prices between 2002 and2005, and was adjusted to account for allother variables (floor area, lot size, numberof bedrooms, etc.). The study concludedthat buyers paid up to $15,000 more for ahome “within 100 feet of a natural area.”Given the average $15,000 in additionalvalue per home, when extrapolated tohomes next to natural areas throughoutthe entire county, the study “concluded thetotal property value increase countywideamounted to $162 million.”http://www.metrocouncil.org/Directions/development/dev2006/OpenSpaceStudyNov06.htmPlan and will form the basis for preservationpolicies, future acquisition efforts, and thesetting of priorities for future activities. Therefore,a comprehensive evaluation of the City’s naturalareas should be conducted to determine:• The ecological condition of these areas• A ranking order for the properties (highest tolowest environmental quality);• Appropriate management activities toeither enhance each natural area throughrestoration, or preserve them moreeffectively;• Priorities for management activities,acquisition possibilities, public educationof residents whose properties include orabut important natural areas, and potentialpartnerships with property owners for thefew remaining undeveloped parcels; and,• Resources, such as the Rouge River andClinton River, where partnerships withadjacent communities would be required forpreservation.The City has initiated this process bycontracting with Carlisle/Wortman Associates in2007 to inventory the City’s potential wetlands.Development and Natural FeaturePreservationThe value of home sites adjacent to openspace, parks, wetlands, greenbelts andother green amenities is greater, all thingsbeing equal, to similar sites not adjacent tosuch amenities. A report published by theMetropolitan Council, a regional planningagency for the Twin Cities of Minneapolis and St.Paul and surrounding seven-county metropolitanarea, showed a conclusive positive impact ofopen space on residential property values. 1In addition, preservation of the existingnatural systems can reduce infrastructure costs.For example, the preservation of woodlands andopen space reduces the amount of stormwaterinfrastructure necessary to accommodatethe site’s runoff. Clustering of home sites isanother preservation technique that reducescosts in that the developer does not need tounnecessarily extend underground infrastructureto accommodate a more sprawling site layout.The reduction of infrastructure costs results in agreater return on investment.1. http://www.metrocouncil.org/Directions/development/dev2006/OpenSpaceStudyNov06.htm64 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANEncouraging natural feature preservation canbe accomplished through ordinance regulationsor guidelines that ensure the least amount ofimpact on a site so that it continues to functionat its pre-development level. This can be doneby limiting disturbance, imitating naturalsystems with built replacements, and mitigatingthe reduction in vegetation and infiltration whenthe land is covered with impervious surfaces.These design techniques are called Low ImpactDevelopment (LID) techniques. While thesetechniques generally concentrate on stormwatermanagement, they also help preserve existingnatural features, like woodlands, that contributemore to the community than just absorbingstormwater runoff. Troy does not have wetlandor woodland protection ordinances in place.The City of Troy must engage its neighborsto preserve features that cross more thanone jurisdiction, such as a wetland systemor watershed. Natural features providesignificantly more benefits if they aremaintained in larger units, such as a complexsystem of woodlands, wetlands, and rivers orstreams. These larger, connected systems aremore successful at maintaining their ecologicalintegrity. The less fragmented natural featuresare, the higher quality they remain.Urban RedevelopmentTroy Futures suggested severaldevelopment methods that will influencenatural feature preservation within theCity. Villaging, for instance, will act to clustercommercial and cultural services in higherdensity locations within the community. This,in turn, will allow the few remaining greenfields,or undeveloped areas, to be less denselydeveloped, enhancing the possibility of naturalfeature preservation on these sites.For the remaining undeveloped parcels,emphasis should be placed on preserving anyLow Impact DevelopmentLow Impact Development (LID)represents a different way of thinkingabout stormwater. It is a series of designtechniques that manage rainfall atthe source using uniformly distributed,decentralized techniques that infiltrate,filter, store, evaporate, and detain runoffclose to the source.Under LID, stormwater runoff is not a wasteproduct, but a resource. For instance, LIDtechniques such as cisterns and rain barrelsuse collected rain water for irrigation,or as gray water for toilet flushing. LIDalso advances the idea that almost allelements of a site plan (open space andbuilt features) can be used for stormwatercontrol. For instance, the parking lot canbe made out of porous pavement. Whenstormwater drains through the pavement,it recharges the groundwater. Similarly,rooftops can be used as planting areas,soaking up rainwater and reducing runoff.LID techniques often cost less to constructthan traditional closed designs. Casestudies conducted by the Low ImpactDevelopment Center show a 25-30 percentreduction in site development costs overtraditional techniques. One reason forthe lower costs is that LID techniqueskeep stormwater on top of the ground,rather than building the infrastructureunderground to handle stormwater.Another reason is that small infiltrationareas are generally less expensive toconstruct than one large detention area,particularly if the site is designed to limitthe amount of stormwater generated byimpervious surfaces.Low Impact Development Center, www.lowimpactdevelopment.orgCHAPTER 7: NATURAL & ENERGY RESOURCES65

existing natural features to the greatest extentpossible, clustering in already cleared areas ofeach site, and ensuring that open spaces arecontiguous with adjoining open spaces.Redevelopment of obsolete or underutilizedproperties provides opportunities to restore orrecreate vegetated communities that enhancethe site’s ecological value. While not completelynatural systems, tree plantings mimic woodlandsor native wildflowers plantings that simulatea meadow can be aesthetically pleasing andprovide environmental benefits. For instance,one LID technique is to plant deep rooted plants,such as tall grasses typically found in a prairie.The root systems of these grasses grow up to8 feet deep, and as they grow and die, theyprovide tiny waterways through the soil thatimproves infiltration of stormwater runoff. Whilethese techniques would provide benefits in anysituation, they could be especially effective in thecase of a redevelopment property.Brownfield Redevelopment AuthorityThe City Council established the BrownfieldRedevelopment Authority in 1999, expressingTroy’s interest in redeveloping brownfield andother idle or underutilized sites in the city.The Brownfield Redevelopment Authoritycan offer financial incentives for cleanup andredevelopment or for demolition of functionallyobsolete buildings in the form of Tax IncrementFinancing (TIF) reimbursements.TIF Reimbursement: The BrownfieldAuthority may capture the incremental realand personal property tax revenues generatedby a developer’s project to pay for eligibleenvironmental clean up and contaminationprevention incurred on the property.Single Business Tax Credit: A tax credit of 10percent up to ten million dollars is available foran owner or operator of a facility for capital andequipment expenditures for redevelopment.Benefits of Brownfield RedevelopmentThere are obvious environmental benefits tocleaning up brownfield sites in a community.These actions create a cleaner and saferenvironment, reducing risks to public health,safety and welfare, and other benefits:• Redeveloping a brownfield site transformsproperty that is most likely not generatingsubstantial tax revenues to a propertythat contributes to the local tax base,eliminating an opportunity cost. Also, bynot redeveloping brownfields, they couldpotentially have a depressing effect onproperty values, leading to further taxrevenue loss.• Idle properties that were once viablebusinesses do not contribute to thejob base. Turning them over for new,productive uses creates new jobopportunities.• It is likely that brownfield sites have theinfrastructure in place to serve a newland use. This can represent a substantialsavings by a community or developercompared to building on a green field site.• Re-using property in urban areas decreasesdevelopment pressure in green fields,which in turn, increases the opportunityto preserve open space and combat urbansprawl.Brownfield Redevelopment Guide; ConsumersRenaissance Development Corporation; 1998.The Troy Brownfield Redevelopment Authorityhas assisted in the redevelopment of sitesthroughout the community. Its first projectwas the redevelopment of the former Ford NewHolland Tractor Plant at the southwest cornerof Maple Road and Coolidge Highway. The site,which sat underutilized for nearly a decadebecause of liability and other issues concerningcontamination, is now know as Midtown Square,66 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANa $200 million mixed use development boasting600,000 square feet of retail space and 285residential units.Redevelopment IncentivesOrdinance regulations are the first lineof environmental stewardship in manycommunities. However, there are other waysof encouraging sustainable development.The following incentive-based techniquesencourage sustainable development:• Fee adjustments for infill housing: Riverside,California waives certain fees, such as gradingpermit fees and water distribution fees, ifthe property being redeveloped meets thedefinition of residential infill. 2• Smart Growth Zone: Developments in SmartGrowth Zones in the City of Austin Texas arecharged reduced fees for zoning, subdivision,and site plan applications, and for water andwastewater capital recovery fees. 3• Primary employer incentives: Incentivessuch as application fee waivers, utility andtransportation improvements, streetscapeimprovements, and expedited processing ofdevelopment applications are offered by theCity of Austin, Texas to guide large employersto the Desired Development Zone. Thesetypes of employers generate significant levelsof growth, both within their specific projectand in the surrounding area. 4• Built Green Program: In partnership withlocal counties and builders, the City of Seattlepromotes best known practices in energy,air quality, stormwater management andwater efficiency to give homeowners addedvalue and home builders a competitiveadvantage. To stimulate growth in Built2. www.riversideca.gov/planning/infill.htm3. www.ci.austin.tx.us/smartgrowth/sgincentives.htm4. www.ci.austin.tx.us/smartgrowth/sgincentives.htmGreen-certified homes, the City launched adesign competition, and highlighted winnerson their website. 5• Green Review Track: King County,Washington, offers a dedicated “GreenTrack” for green buildings and projectsthat incorporate Low Impact Developmenttechniques. Proposals on this track areassigned to a green team, composedof County staff with expertise in greendevelopment practices. Staff providesassistance to customers on sustainabledevelopment techniques including greenroofs, alternative energy systems (solar, wind,geothermal), rain water collection, resourceefficient framing, recycled materials, andLow Impact Development site design. Greendevelopments follow a customized reviewschedule with a single point of contact. 6TransportationMethods to reduce the dependence onthe automobile were introduced inChapter 5. Improving opportunitiesfor non-motorized transportation, transitorienteddevelopment, mixed-use, andtechnological pathways will contribute to thechanging mobility needs of Troy. Anothertransportation-based technique to contributeto overall community sustainability is theintroduction of flex-fuel stations, facilitiesoffering alternative fuels.The two fuel alternatives currently available tomotorists are E85 and Biodiesel. E85 is a mixtureof 85 percent ethanol and 15 percent gasolineand is the most commonly used fuel mixture forflex fuel vehicles (FFV). Most FFVs produce lowercarbon monoxide and dioxide emissions. SinceE85 is domestically produced, it helps reduce5. www.seattle.gov/dpd/GreenBuilding/OurProgram/Design-ToolsStrategies/BuiltGreen/default.asp6. http://www.metrokc.gov/dnrp/swd/greenbuilding/CHAPTER 7: NATURAL & ENERGY RESOURCES67

U.S. dependence on foreign oil, and becauseit’s made from crops like corn and grain, it is arenewable resource. However, some scientistsbelieve it takes more energy to create a gallon ofethanol than the fuel actually produces, resultingin a net negative environmental impact.There is a great deal of research currentlyunderway on developing other types of biomaterialslike switchgrass into ethanol whichcould impact the fuel’s long term environmentalimpact and availability. (www.autoclubgroup.com) While 53 stations sell E85 in Michigan,none are located in Troy.Biodiesel is another alternative fuel producedfrom renewable resources, such as soybeans.Biodiesel contains no petroleum, but it canbe blended at any level with petroleum dieselto create a biodiesel blend. It can be used indiesel engines with little or no modifications.Biodiesel has lower emissions compared topetroleum diesel, and since it is made in the USfrom renewable resources, it also decreases ourdependence on foreign oil and contributes toour economy. There are 51 locations where aMichigan resident can purchase biodiesel, noneof which are located in Troy.Natural gas is a third alternative in limiteduse around the country for passenger vehicles.Compressed natural gas is popular for powergeneration, but has not been widely adopted inthe United Stated for automobiles, although itenjoys wider use in several countries, includingArgentina, Brazil, Pakistan, Italy, India andBangladesh. 7 In the future, natural gas homerefueling stations could allow automobileowners to fuel their vehicles at their home usingtheir existing natural gas supply.Green BuildingThere is an emerging, global trendto encourage the development ofenvironmentally sustainable buildingsand neighborhoods. Commonly referred to as“green building,” this trend has been fueled bynumerous organizations who have worked todevelop standards around which architects andbuilders can design their projects. The mostWhat is LEED?The Leadership in Energy and EnvironmentalDesign (LEED) Green Building Rating Systemis the nationally accepted benchmark forthe design, construction, and operation ofhigh performance green buildings. LEEDgives building owners and operators thetools they need to have an immediate andmeasurable impact on their buildings’performance. LEED promotes a wholebuildingapproach to sustainability byrecognizing performance in five key areasof human and environmental health:sustainable site development, water savings,energy efficiency, materials selection,and indoor environmental quality. LEEDprovides a roadmap for measuring anddocumenting success for every buildingtype and phase of a building lifecycle.United States Green Building Council, www.usgbc.org7. http://www.iangv.org/statistics.html68 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANprominent of these groups is the U.S. GreenBuilding Council’s Leadership in Energy andEnvironmental Design (LEED) program.The LEED rating system was originally designedfor individual buildings. LEED Certification canbe achieved through the use of green techniquesapplied to new construction or renovations toexisting buildings, including historic structures.Over 4,000 buildings have either alreadybeen LEED certified, or are registered andgoing through the certification process in theU.S. Michigan has almost 200 LEED-certifiedbuildings including office buildings, universitybuildings, churches, nature centers and privateresidences.Many green buildings across the country havebeen completed because the owner was selfmotivated,based on the benefits those buildingsenjoy. However, communities can also developincentives to encourage green buildings andgreen site design techniques. Incentives couldinclude property tax credits, tax abatement andtax exemptions, density bonuses, expeditedpermit review and waiving of permit fees.Kresge FoundationIn 2006, the Kresge Foundationcompleted renovations to its headquartersin Troy, which included the addition ofa new 19,500 square foot structure anda series of environmentally friendly siteimprovements. The project also restored19th century farm buildings on the 3acre site. The use of green roof materials,geothermal wells, and recycled materialshelp the facility function efficiently. TheKresge Foundation also provides challengegrants to other non-profits that adoptgreen building principles.KRESGE FOUNDATION HEADQUARTERSSource: www.worldarchitecturenews.comIn Troy, several notable green buildingshave gained regional notoriety. The KresgeFoundation, highlighted on this page, is amodel of green development located on BigBeaver Road. Walsh College is also adoptinga green building philosophy. The College’s 15million dollar expansion at the Troy Campus willseek LEED Certification by choosing recycledor environmentally sensitive material, byincorporating rain water harvesting for irrigationand other uses, and the use of design techniquesto capitalize on solar energy for heating.Troy is also home to the first previously existingbuilding in Michigan to earn LEED Certification.Bank of America’s facility in Troy earned goldstatus due to its use of many environmentallyfriendlytechnologies. The Bank of Americafacility has the second largest green roof inMichigan, over 53,000 square feet in area. Thebuilding also uses heat generated from thecomputer servers to warm the building, heatwater, and melt snow. Other features include theuse of underground well to provide water to thedecorative fountain, whose wastewater is used toirrigate the landscaping and pull heat from thebuilding during hotter periods.In addition to LEED, the National Associationof Homebuilders have developed their own,voluntary certification program for residentialconstruction, which the Michigan AssociationCHAPTER 7: NATURAL & ENERGY RESOURCES69

LEED Across MichiganMichigan is a national leader in the areaof green building. As of spring, 2007, thereare 192 LEED projects under developmentin the State, and 36 which have actuallyreceived LEED certification. West Michiganis especially successful in its encouragementof green building. In fact, the City of GrandRapids has been recognized by the U.S.Green Building Council as a national awardwinnerin green building. Grand Rapids hasmore square footage per capita of LEEDcertified buildings than any other city in theUnited States. The City itself has lead theway with the development of its own newLEED certified Water and EnvironmentalServices Facility, which uses 23 percent lessgas and 35 percent less water than similarbuildings of its use and size.Private industry in Grand Rapids hasalso taken the green building initiativeseriously. Steelcase and Herman Miller havevoluntarily followed environmentally safeprocedures for manufacture of furnitureand Crystal Flash, a gasoline station chain,has begun offering biodiesel on a morewidespread scale.These and other Michigan companies,including large corporations like Ford,have begun to realize the benefits to greenbuilding in more ways than one. Not onlydo these companies realize actual savings interms of building maintenance and energyuse, but they also contribute to their publicimage by encouraging environmentalstewardship.Michigan Business Report; Michigan EconomicDevelopment Corporation, Volume 5, Issue 2, 2007of Homebuilders have adopted as part of theirprogram known as GreenBuilt. GreenBuiltis a program intended to allow Michiganhomebuilders to create more sustainablehome developments that are energy efficientand more respectful of natural resources. TheGreenBuilt program requires that all memberswho elect to secure GreenBuilt status attend a 3-hour Green Built training session. GreenBuilt alsoprovides professional assistance to members. 8In Troy, the Cedar Pines of Troy project is theonly entirely GreenBuilt project in southeastMichigan. This project includes homes that aredesigned to use 52 percent less electricity, 54percent less natural gas, and 46 percent lesswater. The development also features homeswith dual flush toilets, rain water harvesting, lowflow faucets, renewable flooring materials, noVOC Paints, trim made from sustainable forestsand plantations, high efficiency dual stagefurnaces, high efficiency water heaters, andphotovoltaic solar cells. 9Other green development techniques arereflected in projects such as Caswell Town Center,which incorporated innovative stormwatermanagement techniques.Urban Form andNeighborhood DesignNeighborhoods can be designed toreduce energy consumption byproviding opportunities for shortervehicle trips and the use of alternative forms oftransportation. Some techniques include thelocating of residential units near neighborhoodshops and existing utilities, the provision ofbicycle and transit facilities, and proximity toschools and parks.8. www.greenbuiltmichigan.org9. Wake-Pratt Construction Company70 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANThe U.S. Green Building Council is piloting aprogram for energy-efficient neighborhoods.The LEED Neighborhood Development PilotProgram includes many site design techniquesthat preserve natural features, habitat and openspace, such as: 10• Limit parking to encourage people to usealternative methods of transportation, likewalking or bicycling.• Promote local food production to minimizethe impacts of transporting food longdistances. Farmer’s markets allow such goodsto be sold locally.• Use energy saving technology forinfrastructure needs such as street lights,water and waste water pumps.• Capture and use stormwater runoff and usein place of potable water for irrigation andtoilet flushing.• Use recycled concrete and asphalt forroadways and parking lots.Community Energy PlanningIn light of rising energy prices, manycommunities are looking for ways toreduce their energy consumption and theircarbon footprint. New ideas like communityenergy planning are emerging to identifyways communities can reduce the amount ofenergy they use. Community energy planningalso encourages communities to closely analyzetransportation and land use planning in light ofenergy efficiency and consumption.10. Pilot Version, LEED for Neighborhood Development Rating System,U.S. Green Building CouncilLawrence Technological UniversitySolar Decathlon HouseThe Solar Decathlon house, located adjacent theTroy Community Center, is an energy-positivehouse designed and built by a team of studentsand faculty from Lawrence TechnologicalUniversity with help of volunteers from theMichigan Regional Council of Carpenters andMillrights in 2007. The house uses a varietyof advanced energy conservation features toshowcase potential “green” housing options.The Solar Decathlon, held in Washington, D.C.,was an event which included a competitionbetween more than 20 schools that contributeda solar-powered structure to a “solar village,’which was set up on the National Mall.The Troy Chamber of Commerce purchased thehome and donated it to the City to maintainas a showcase for environmentally-friendlydevelopment.Troy should consider developing aComprehensive Energy Plan (CEP), developedas a separate document, focused on energyefficiency and how the City can reach energygoals. Unique features of a CEP include creatingan energy profile by identifying where thecommunity’s energy comes from, how muchit costs, and how it affects the local and globalenvironment. Involvement of local energy andwater utilities in the plan development process isalso important, since they may be involved in theimplementation of the plan. Elements that couldbe explored in a CEP could include:• Land Use Planning and Transportation; todevelop compact complete land use patternswhere a variety of uses are mixed to increasealternatives to automobile travel. Strategiesinclude contiguous development patterns,parking plans, street design and traffic rules,trip reduction measures, and stakeholderparticipation.CHAPTER 7: NATURAL & ENERGY RESOURCES71

• Site Planning and Building Design; toincrease the use of design to improve energyperformance. Strategies include buildingand appliance efficiency, solar orientation ofbuildings, landscaping, wind shielding andshading, pedestrian facilities and orientation,and transit facilities and orientation.• Infrastructure Efficiency; to increase theuse of energy-efficient infrastructure, andto increase the production of energy fromregional or municipal facilities. Areas wherethe City can analyze energy efficiency arewater supply and use, wastewater collectionand storm drainage, recycling programs, heatand power recovery, and joint infrastructureplanning and delivery.• Alternative Energy Supply; to increase localand high efficiency energy supply options.Strategies include waste heat utilization, heatpumps, co-generation of heat and power,wood-waste systems, solar technologies, andalternative fuels. 11City Demonstration ProjectsMany of the ideas presented inthis chapter for environmentalpreservation and energy efficiency arelong-term techniques. However, there are manyinitiatives the City can accomplish relativelyquickly to communicate its commitment to theenvironment. These “next steps” will engagecitizens and inspire community members tothink about the environmental issues Troy isfacing.Hands-On ProjectsOne way to foster a bond between residentsand a particular natural feature, such as awetland or stream, is to get them involved ina hands-on restoration or clean-up project on11. http://www.wcel.org/issues/urban/sbg/Part1/integratedplanning/CEP.htmCity-owned properties. Once people have beenintroduced to the plants in the ecosystem, andthe function that those plants play, they havea greater understanding and appreciation forthat place. Hands-on projects give residentsa chance to learn about the ecosystems in theCity. Once the project is complete, interpretivesignage should be installed to describe the “why,”“what” and “who” of the project.The City currently has such a program in RiverDay, a volunteer-driven annual project focusedWaste WiseWasteWise is a free, voluntary, EPA programthrough which organizations eliminate costlymunicipal solid waste and select industrialwastes, benefiting their bottom line and theenvironment. WasteWise is a flexible programthat allows partners to design their own wastereduction programs tailored to their needs.All organizations within the United States mayjoin the program. Large and small businessesfrom any industry sector are welcome toparticipate. Institutions, such as hospitalsand universities, non-profits, and otherorganizations, as well as state, local, and tribalgovernments, are also eligible to participate inWasteWise.Waste reduction makes good business sensebecause it can save your organization moneythrough reduced purchasing and waste disposalcosts. WasteWise provides free technicalassistance to help you develop, implement,and measure your waste reduction activities.WasteWise offers publicity to organizationsthat are successful in reducing waste throughEPA publications, case studies, and nationaland regional events. These events also providenetworking opportunities for organizationsto share waste reduction ideas and successstories.http://www.epa.gov/wastewise/about/overview.htm72 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANon environmental cleanup projects. In 2007,along a tributary to the Clinton River, over 70volunteers dedicated over 400 total volunteerhours to stabilize 300 feet of streambank bycreating new wildflower beds and plantingnative species.Maintenance of Parks and RecreationFacilitiesAnother relatively short-term effort is toensure that the City staff maintain parks andnatural areas in an environmentally friendlyway. New alternatives for maintaining turf,ball fields, roadways and other elements ofCity parks are now available. Better practicesensure that facility maintenance does notnegatively impact adjacent wetlands or othernatural features. A regular evaluation of howCity activities are done should be consideredin light of natural feature preservationobjectives. If practices do change, interpretivesignage can be used to inform the public ofchanges to a park’s visual appearance.Planting TreesClimate change and stormwater managementare two important environmental topics. Onecommon thread between these two is theimpact trees have on each. Trees sequestera large amount of carbon, a greenhouse gas.For example, a 2.5 acre Oak woodland cansequester about 3 tons of carbon in one year.Trees also intercept and absorb a large amountof stormwater. A typical woodland can absorb20,000 gallons of rain in one hour throughholding water on its leaves and trunk, absorptioninto the tree, and absorption into the deep leaflitter on the woodland floor. The City can leadcommunity planting programs and encourageadditional trees with incentive techniques in theZoning Ordinance.CHAPTER 7: NATURAL & ENERGY RESOURCES73

Planting trees can be an annual communityevent that is also relatively inexpensive. TheCity is now working with the Alliance of RougeCommunities (ARC) to conduct a City-wide treecanopy survey using City Green software toquantify and evaluate the City’s urban forest.Waste ReductionWhile the City has an extensive recyclingprogram for its residents, the City could alsoinstitute a waste reduction program for itsown operations. Waste reduction makes goodbusiness sense because it saves money throughreduced purchasing and waste disposal costs.The US Environmental Protection Agency has aprogram called “WasteWise” that provides freetechnical assistance to help develop, implement,and measure waste reduction activities.Adaptive ReuseThe City should also continue to identifyopportunities for adaptive reuse of obsoleteproperties within its own facilities network. Agood example of City-initiated adaptive reuse isthe creation of the Sanctuary lakes Golf Coursefrom a former landfill site. This 18-hole golfcourse is a critically acclaimed asset to the Cityand makes use of challenging property to createa significant asset for the community.74 CHAPTER 7: NATURAL & ENERGY RESOURCES

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What is the role of the City of Troy in the region? What role should the region play in the futureof Troy? Are there any other additional thoughts or input with regard to community character orimage not reflected in the questions of this Section?• A leader and model of an environmentally friendly community.• Preserve as much open and park land as possible.Should the City be a model for responsible care of the natural environment?• Oh yes! Lead the way! Look at Chicago’s efforts! Bring others on board, garden groups, retailers,community organizations.• Yes, we only have a natural environment once. The trees, parks and water resources must be protected.The City of Troy is the steward of the resources in the community.• Yes, but they aren’t. They are not “totally” neglected, but many opportunities have arisen over the yearswhere they looked the other way or they have not acted to become more responsible for the naturalenvironment.• Yes. The City needs to promote green growth in new developments and within its own buildings. Cityowned property does not need to be all developed into parks, it can be just left in its natural state.Encourage and educate about mass transit and walkability.• Yes, we are doing good things but we can always do better. Don’t develop every inch because someonecan make a profit, do things for the good of the community.• It would be very difficult for a City the size of Troy to be such a model in all its various parts. Responsiblestewardship and promotion of sustainable building can be done. Troy needs to keep growing its taxbase to maintain its level of services, thus redevelopment is needed and that cannot always be done inan environmentally friendly way.Do you feel it is important for the City of Troy to promote the advancement of or mandate thepractice of sustainable development, such as, but not limited to, the construction of certified “greenbuildings” and Low Impact Development techniques for stormwater management?• I believe promotion is desired for construction of certified “green buildings.” Low Impact Developmenttechniques for stormwater management are a practice that should be mandated. Economics willdetermine the practical nature of these areas of development.• If it helps our environment and future generations – yes.• Sure, if we can afford it. Who pays?• The City should promote such efforts thru various incentives and demonstration but should notmandate.What do you consider to be natural features worth preserving in the City of Troy?• Our lakes within neighborhoods, the rivers, park system, Nature Center/Troy Farm, trees and landscapingwithin our rights-of-way.• The rookery area, wetlands preservation, the parks, and lakes in the City. The streams need to be safeguarded.CHAPTER 7: NATURAL & ENERGY RESOURCES75

What does the Smart Growth Readiness Assessment Tell Us?The implementation of Smart Growth principles over time can have a positive andmeaningful impact on the preservation of natural features. Compact development, leadingto fewer, shorter vehicle trips and a reduction in impervious surface complemented byother benefits of Smart Growth techniques help preserve areas that could have otherwisebeen threatened by conventional development. Tenet 7, in fact, is directly related to thepreservation of natural features, open space, and farmland. A selection of SGRAT questionswhich relate to natural features preservation directly or indirectly are included here.Does your community Master Plan establish goals, policies and strategies to preserve forest lands(e.g. exclusive forestry district, purchase of development rights program, quarter-quarter zoning,TDR, etc.).A. YesB. NoBest Answer: ATroy’s Response: BDoes your community have provisions within the Site Plan Review standards of the ZoningOrdinance to identify and protect renewable resource lands such as farmland and forest land?A. YesB. NoBest Answer: ATroy’s Response: BAre developers implementing projects which contain public open spaces (such as parks or naturalareas) that connect to adjacent open spaces and/or preserve sensitive natural features?A. YesB. NoBest Answer: ATroy’s Response: BIn public and private meetings, do community leaders and elected officials:A. Promote cluster housing development as an approach to preserve open space in thecommunity?B. Oppose the development of cluster housing development?Best Answer: ATroy’s Response: A76 CHAPTER 7: NATURAL & ENERGY RESOURCES

People:The Changing Face of Housing DemandCITY OF TROY MASTER PLANAmix of housing types allowscommunities to retain existing residentswhile attracting new residents. Thesupply of entry level housing and housing whichallows aging residents to “age in place” must beproportional to the population of those potentialbuyers. In the case of Troy, a community seekingto position itself as a leader in the knowledgeeconomy, the most desirable housing to attractthe best workforce must exist at a variety ofhousing values in order to capitalize on otherquality of life factors in the City. In other words,the City must strive to have the right housingfor the right workforce at the right time, allwithout jeopardizing the previous generation’sability to continue their life in Troy.This Chapter, therefore, will analyze thechanging nature of Troy’s population andcompare certain local demographic andhousing trends to regional and national trends.Household size, the age of the population,and other statistics will be used to makerecommendations designed to improve theutility of the City’s housing stock to meet thechanging demand for housing types of manyvarieties.Population and Households: Who are weand who are we becoming?The population of the City of Troy has steadilyincreased since the 1960 U.S. Census. As shownin figure 8.1, the current population, according toSEMCOG’s September 2008 projections, is 80,497people. This represents a 10.4 percent increaseover the 1990 Census figure of 72,884. The Cityof Troy’s own projection was 87,594 in 2007.FIGURE 8.1: CITY OF TROY FUTURE POPULATIONSource: 2000 U.S. Census, SEMCOG, City of TroyPopulation10000080000600004000020000019,40239,41972,88467,10280,959 80,49787,5941960 1970 1980 1990 2000 2008 200786,5282035PopulationSEMCOGHowever, SEMCOG predicts that by the year2035, the City of Troy can expect to have atotal population of 86,528, an increase of 6.8percent from the 2000 Census population. Asillustrated in figure 8.2, some communitiessurrounding Troy are also expected to experiencepopulation increases between 2000 and 2035,while others are expected to decrease. Thecommunities where growth is expected arelocated to the north and east of the City of Troy.FIGURE 8.2: POPULATION TRENDS, TROY & NEARBY COMMUNITIESSource: 2000 U.S. Census, SEMCOGTroy1990Auburn HillsBirmingham2000Bloomfield Hills2035Bloomfield TwnshpClawsonMadison HeightsPontiacRochester HillsRoyal OakSterling Heights0 30000 60000 90000 120000 150000PopulationTroyCHAPTER 8: POPULATION77

FIGURE 8.3: NUMBER OF HOUSEHOLDSSource: 2000 U.S. Census, SEMCOG, City of TroyHouseholds400003500030000250002000015000100005000026,167199030,018200031,090200632,596200735,7062035PopulationSEMCOGAccording to 2007 estimates from the City ofTroy, the community has 32,596 households. Bythe year 2035, SEMCOG predicts that the numberof households will increase by approximately19 percent from the 2000 Census (figure 8.3).Current household size in the City of Troy is2.69 (2000 U.S. Census). But this is changing. Acommon trend in Southeast Michigan is a higherrate of increase in the number of householdsthan total population growth. Between 1990and 2000, Troy’s total population increased by 11percent while the number of households rose by14 percent.Commensurate with an increased numberof households is a decrease in the size ofhouseholds. By 2035, household size in Troyis projected to be 2.41 persons per household.Given that fewer people in Troy will be living ineach household, the demand for housing mayactually increase, even though the populationis dropping. The trend towards an increasednumber of households with a decline in totalpopulation is due to factors such as the increasein single parent households, of empty-nesthouseholds, and single seniors living alone.The following summarized populationcharacteristics, complemented by the populationgrowth projections above, provide criticalinformation to be considered moving forwardwith regard to housing in the City of Troy:Troy• Household Type: Over 72 percent of the City’spopulation live in family households. Thepercentage of family households is slightlyhigher than Oakland County’s which is 66.9percent. The remainder of the population iscomposed of non-family households (figure8.4). Non-family households consist of agroup of unrelated persons or one personliving alone.FIGURE 8.4: HOUSEHOLDS by typeSource: 2000 U.S. CensusHouseholds by Type (Percentage)Single Parent Households (8.4%)Non-Family Households (27.1%)Married Couple Households (64.5%)• Income: The City of Troy has experiencedan increase in affluence compared to theprevious decade. According to the 2000Census, the median household income in theCity of Troy was $77,538 (1999 dollars), a 4percent rise from the 1990 median income of$74,251 (1999 dollars). More recent analysisfrom the U.S. Census Bureau, in its 2005American Community Survey, indicates thatTroy’s income continues to rise, and that the2005 median household income in the City ofTroy was $81,111 (in 2005 inflation-adjusteddollars). This well exceeds the most recentOakland County analysis from the samesurvey. It indicates that Oakland County’s2005 median income was $64,022 (in 2005inflation-adjusted dollars)• Education: The City of Troy has a welleducatedpopulation. As indicated in figure8.5, almost 75 percent of Troy’s residents havesome college education. Fifty-six percent ofresidents have an advanced degree, including78 CHAPTER 8: POPULATION

CITY OF TROY MASTER PLANa bachelor’s, associate’s or graduate/professional degree. By comparison, only44.8 percent of Oakland County residentsand 28.8 percent of Statewide residentshad achieved an advanced degree. Only 8percent of Troy residents did not graduatehigh school, similar to Oakland County asa whole, but about half of the Statewideaverage.FIGURE 8.5: EDUCATIONAL ACHIEVEMENT OF RESIDENTS OVER 25YEARSEducation Level (Percentage)Graduate or Professional Degree (22%)Bachelor's Degree (28%)Associate Degree (6%)Some College, No Degree (18%)American Community Survey produced bythe U.S. Census Bureau. All trends remainingthe same, a substantial shift is expected inthe age distribution by 2030. As indicated intable 8.1, the age 65 or older age range willincrease from 10 percent to 22 percent bythe year 2030.TABLE 8.1: 2030 AGE FORECASTSource: 2000 U.S. CensusAge Groups 2000 Census 2030 ForecastAge 0-4 4,991 (6%) 4,422 (6%)Age 5-17 16,227 (20%) 13,514 (18%)Age 18-34 15,225 (19%) 12,639 (16%)Age 35-64 36,230 (45%) 29,868 (39%)Age 65+ 8,286 (10%) 16,603 (22%)Total Population 80,959 77,046Graduated High School (17%)Did Not Graduate High School (8%)FIGURE 8.6: POPULATION DISTRIBUTION BY AGE GROUP (2000)Source: SEMCOGAge Group (Percentage)65+ (10%)• Racial Composition: The City of Troy’spopulation is diverse with a higherpercentage of Asian residents than anyother city in Michigan. According to the2000 U.S. Census, the racial makeup of theCity was 82.30 percent White, 2.09 percentAfrican American, 0.15 percent NativeAmerican, 13.25 percent Asian, 0.02 percentPacific Islander, 0.36 percent from other races,and 1.82 percent from two or more races.1.46 percent of the population is of Hispanicor Latino origin.• Age Composition: As it stands now, morethan half of the population of the City ofTroy is over the age of 35. As shown infigure 8.6, 45 percent of Troy’s residents arebetween the ages of 35-64. The 5-17 and18-34 age ranges contain the next highestproportion of residents, with 20 percent and19 percent respectively. The median age inthe City of Troy is 36.7 according to the 200535-64 (45%)18-34 (19%)5-17 (20%)0-4 (6%)Troy Vision 2020 described a future vision ofthe City as a vibrant, dynamic and prosperouscity, which showcases a variety of businessand residential areas. One of the suggestedactions provided by the Image and Feel TaskForce designed to implement that vision wasto develop and implement a variety of housingoptions. Given what we know about the currentpopulation, and trends based on historical data,what must the City do to best respond? Thenext section of this Chapter will explore specificsolutions to specific issues facing the City in thisregard.CHAPTER 8: POPULATION79

Housing Options in TroyThe most challenging part of long-rangeplanning for housing a changing populationinvolves taking account of the existing housingstock in the City and understanding in what areasit could be augmented to meet the anticipatedchanges in demand based on population trendsand characteristics. There are several criticalthemes facing the City with regard to housing.First, national trends and local projectionsindicate that the residents of Troy are aging.As people mature, their needs change withregard to housing. Secondly, the City desires toencourage homeownership, and must thereforebe concerned with ensuring that high-quality,but affordable housing options are available.Finally, as the City labors to provide modernamenities and foster a globally recognized centerfor knowledge economy businesses, it mustensure that this workforce finds Troy to be richwith the best housing options in the region.Housing an Aging Population and Persons WithDisabilitiesThe next generation of older adults is onewith a new perspective on retirement; one thatincludes being physically active, staying closeto family and friends, moving into a new secondcareer, pursuing education, or accomplishing alifelong dream. Given the expected shift in theCity of Troy’s population, this Plan must addresshow the housing needs of active seniors willbe met. It is important to note that populationage shifts and the resulting housing demandsare largely cyclical, though not necessarilyconsistent, from cycle to cycle. Many of theconcepts described here also provide options forpersons with disabilities in Troy.The Civic Infrastructure Task Force for TroyVision 2020 established a vision for Troy whereseniors continuously find meaningful ways inwhich to be involved in and to contribute to theCity as they enjoy a great quality of life. A bigpart of that vision is the provision of adequatehousing that meets the needs of an agingpopulation, regardless of their condition orincome level.Where the previous generation of olderAmericans may have aspired to live in a resortstyledestination community, today’s activeseniors are staying active longer than everbefore. According to Del Webb, one of America’sforemost developers of age-restricted, “activeadult”lifestyle communities, as long as 8 yearsago, more than 85 percent of nearly retiredrespondents to a company study preferredto remain in close proximity to their existingneighborhoods. 1To this end, the development community mustaddress a number of outstanding concerns withregard to the safety and security of older adultsto empower them to age in place. In additionto diversifying the housing stock, communitiesmust ensure that new housing opportunitiesfor older adults are designed from the groundup to ensure that the homes being built canevolve with the owner’s stage in life. Giventhe complications, limitations, and expense inretrofitting existing homes to meet the needs ofan aging tenant, many homes no longer remainpractical as the homeowner ages.If considered at the conceptual phase, a newhome can not only appeal to both the youngerand older populations, it can easily be convertedto a structure which provides for the safety andsecurity of an elderly tenant, allowing that tenantto remain in place much longer than could haveotherwise been possible.“Visitability” is a first step towards makinghomes more inclusive, and one which canempower a homeowner to age in place. Coinedin the 1980s, the term “visitability” is used todescribe a few basic, affordable design optionswhich broaden the equity in housing accessibility1. Riddle, Lyn (1998), “The Formula for Sun City Moves East andNorth”, The New York Times, 4 January80 CHAPTER 8: POPULATION

CITY OF TROY MASTER PLANVisitability StandardsThe concept of “visitability” emerged inthe 1980s and has been a growing trendnationwide. Some of the states and localitiesthat have already incorporated visitabilitystandards include Naperville, Bollingbrook,and Champagne, Illinois, Atlanta, Vermont,Texas, Kansas, and Arizona. The term refersto single-family housing designed to be livedin or visited by people with disabilities.(http://www.accessiblesociety.org/topics/housing/visitability)without necessarily stressing full accessibility forpersons with disabilities, or older adults: Thesedesign elements are far more important to thefunctionality and safety of a home than manytraditional full-accessibility standards, such aslower mirrors and sinks, etc. These features arecritical to even permit the entry of a disabled oraging person into the structure. The elementsinclude:• Each unit must have at least one no-stepentrance;• All doors and hallways wide enoughto navigate through with a walker orwheelchair; and,• There must be a bathroom on the first floorbig enough to get into in a wheelchair, andclose the door.In any new development or redevelopment,designers can easily gain a wider market bythinking about access and visitability at theconcept phase. The visitability movementargues all new homes should be made visitable,which allows for them to be more easilyconverted to full-accessibility for an agingresident or to a resident with disabilities, and toprovide for increased mobility for all persons,and therefore increased social equity. Theproponents of visitability argue that if only thosehomes occupied by disabled or older adults aredesigned for visitability or full accessibility, thathousing suitable for aging in place of older adultswill be effectively cut-off from the mainstreampublic.For those residents desiring a more structuredhousing situation or those that need a higherlevel of care or assistance, a wide variety ofhousing products are available. Traditionalage-restricted multiple-unit senior housingdevelopments continue to thrive in communitiesacross the United States. Assisted living andnursing home care centers, which can providedifferent levels of care from basic assistance tofull dementia care, are also growing.A newer concept taking hold in the seniorhousing industry is the “continuous care”facility. These developments provide a series ofdifferent independent living and assisted careoptions in one large campus or, in some cases,one building. Continuous care facilities marketthemselves as adaptable, safe environmentsfor seniors as they advance in age and requirehigher levels of care. Many facilities offerdetached, independent condominium stylehousing, multiple-unit independent housing,assisted living, nursing care, and dementia careon one site.Housing for the Knowledge EconomyIn order to capitalize on the quality of lifeelements this Plan suggests to create a livelyand vibrant community, the City must also havethe right housing to attract the knowledgeeconomy workforce it desires. As was discussedin Chapter 5, mobility and proximity betweencivic elements, quality parks, shopping, diningand other amenities is critical, but what is evenmore critical is the proximity of those elementsto innovative new housing.CHAPTER 8: POPULATION81

There is no single housing solution for Troythat will fit the knowledge economy workforce.Like the companies themselves, workers areno longer necessarily tied to commutes orproximity to specific resources. Both companiesand workers can locate wherever they wish,regardless of profession, given new access tothe global workplace via the internet. As statedearlier in this Plan, therefore, the City of Troymust concentrate its efforts on the quality of lifein the City to ensure that, provided choice, newresidents choose Troy over anywhere else.Over 125,000 people work in Troy every day,but only about 8,000 of those people reside inthe City. The City must identify ways to capturemore new residents from this critical group.Two factors contributing to this phenomenoncould be the cost barrier, which will bediscussed in the next subsection, and theavailability of innovative housing styles. Basedon the 2000 U.S. Census, 75 percent of housingunits in the City of Troy are owner-occupiedunits, 22 percent are renter occupied units andthe rest are vacant. The predominant housingtype in the City of Troy (73 percent) is a singlefamilydetached home. Twenty-percent of unitsare multi-unit apartments with the remaining7 percent being one-family attached homes orduplexes and townhomes.Live-Work UnitsAs jobs and companies evolve for the 21stcentury, new housing types centered on livingand working in the same place are gainingpopularity. The City should explore newpossibilities to accommodate and encouragelive-work units for all types of professions. Someunits, designed for full-time, low impact and lowtraffic uses may coexist with existing residentialareas, and some uses that may have limitedexternal impacts, such as increased traffic, noise,etc., may fit in more mixed-use and transitionalareas.FIGURE 8.7: LIBERTY LOFTS, ANN ARBORSource: www.libertyloftsannarbor.com82 CHAPTER 8: POPULATION

CITY OF TROY MASTER PLANLofts and Urban Housing OptionsOnly recently has the City begun to fullyembrace more “urban” housing styles, byencouraging their development as part of mixeduse,planned unit development projects. TheCity of Troy must recognize the importance ofhaving a variety of housing styles representedwithin the community, and describes howhaving these units will help Troy become amore vibrant place. While not all knowledgeeconomyworkers and their families are seekingurban lifestyles, this is an area where Troy hasroom to grow.An excellent example of a contemporaryhousing type not widely available in southeastMichigan is the “loft.” Loft projects, like LibertyLofts in Ann Arbor (figure 8.7), are characterizedby large, open floor plan units designed toallow the homeowner room to design and usethe space tailored to their individual needs.Originally, loft projects were found almostexclusively in instances where former nonresidentialstructures in urban areas had beenretrofitted for residential use. This is not a newidea, but the adaptation of this concept into newdevelopment is an emerging trend. The LibertyLofts project, for instance, offers different floorplans in a unique building near the center of AnnArbor. It is part of a unique neighborhood and isclose to many amenities. Liberty Lofts includesboth the renovation of an older building andnew construction.Troy has an opportunity to integrate new,open floor plan housing situated amidst themost vibrant parts of the City. Mixed useprojects with an urban housing componentshould be encouraged, especially in those areaswhere it will complement the goals of other Cityinitiatives, such as the Big Beaver Corridor Study.Housing for First Time HomebuyersWhile most people characterized as part ofknowledge economy workforce benefit fromrising incomes and a great deal of investmentmobility, not all members of this valuabledemographic have the means to buy into newhousing. Many members of this workforce willbe first time homebuyers.According to the 2004-2005 CommunityProfiles compiled by the Oakland CountyDepartment of Planning and EconomicDevelopment, housing costs in the City ofTroy have risen in recent years. The averagehousing cost in 1999 was $215,062, compared to$253,889 in 2001 and 270,745 in 2003. The Cityof Troy Assessor reports that the 2006 averagesale price was $332,076, a significant increase.The increase in housing costs is attributable tonew construction, the increased popularity of theCity of Troy as a residential and business settingwithin the metropolitan Detroit community andgeneral rises in housing costs within southeastMichigan.With new white-collar business also comes aneed for additional service industry businesses,which require a high-quality workforcethemselves. Many members of the serviceworkforce are priced out of communities theywork in, and must commute into places likeTroy. In order to meet the challenges establishedby Troy Vision 2020, the City must continue toencourage sustainable practices, as the provisionof high-quality entry level housing contributesto creating a sustainable City. Not only doesexcellent, affordable housing allow serviceworkers and first time homebuyers to make along term commitment to the City of Troy, itCHAPTER 8: POPULATION83

contributes to the diversity and vibrancy of thecommunity as a whole, and reduces dependenceon transportation for the import and export ofworkers every day while keeping more of thespending dollars of these potential residents inthe Troy economy.High quality entry level housing does notnecessarily mean subsidized or public housing.Housing becomes affordable when supplyand demand for different housing types arebalanced. For instance, if a majority of housingunits in a community are small lot, small squarefootage, older homes, the few large, new homeswith property may be all the more desirable,and vice versa. Conversely, if a community isexclusively single family detached homes andthe only attached units are downtown luxurycondominiums with 2,000 or more square feet,entry-level housing becomes scarce and themarket for it becomes competitive.In order to combat this in Troy, the City mustencourage a variety of housing types to allowfor a balanced housing stock. Smaller unitsfor sale in newer developments allow for newhomebuyers to invest in the City without a highcost barrier for entry.84 CHAPTER 8: POPULATION

CITY OF TROY MASTER PLANSurvey ResponsesA primary source from which many of the ideas in this Plan have been derived is the supplemental surveygiven to SGRAT Workshop participants, City department heads, and the Planning Commission. The followingare a selection of questions and responses which helped inform this Chapter.What steps would you take to make Troy a more vibrant and engaging place to live and work?• We need to start redeveloping our community to fit into the requirements of a global economy. The waysin which we lived in 1957 is not how we live today or will live in 2020. Areas where we can redevelopshould be mixed use of housing, retail and business. They should incorporate the latest technology andbe green.What new and innovative approaches should be encouraged in the City of Troy to provide a betterhousing stock for the aging population?• Facilitate loans for home repair and improvement to keep aging populations in their older homes andto prevent blight. Keep housing affordable. Canvas the aging population to determine what they arelooking for and what they would buy• Allow some more assisted – living facilities/nursing homes. More single story condos.• Mixed use developments with independent and assisted living components, with barrier freewalkability.• High end options are needed. Currently there is no where in Troy to appeal to seniors selling their$400,00+ houses. Multi family units on city golf course? Seniors want activities.• Smaller single family homes on one floor.• Variety of housing stock. Site condo that look like ranch style homes, condos, assisted living, nursingcare. Location needs to provide proximity to shopping, health care, transportation, necessary servicesand recreation.• Keep prices reasonable! Many are so expensive only the really well to do can afford to stay in Troy. Askall the seniors what they want, you may be surprised.• The City should encourage any type of residential use that will attract economically desirable residents.The current interest in mixed uses should be encouraged as well as all new future types that will attractsolid citizensIs the available housing stock in Troy sufficient to serve the City’s needs?• No, fewer children and many older residents wanting to stay without upkeep require creative buildingideas and economy and green spaces.• We don’t have residential units that also serve as business. Troy’s ordinances work against having botha residence and a business in the same building. Changes should be made to allow for that. Someresidential areas could serve in that function and zoning (a new zoning class) should be made.• Number of units is sufficient, but more condos should be available for those not choosing to cut grassand shovel snow.Do you have any additional thoughts or input with regard to housing?• Starter homes. Young families with lower income don’t have much opportunity to buy in Troy.• We need a development of mixed use housing for seniors that included individual small residents, assistedliving, senior apartments, nursing home so that a person can remain at one development. Incorporaterecreation, transportation and other amenities for seniors.• We need more affordable housing for younger population. Not everyone can afford million dollarhomes. Get them young and keep them to move up.CHAPTER 8: POPULATION85

What does the Smart Growth Readiness Assessment Tell Us?The SGRAT includes a section dedicated to Tenet 1: “Create a range of housing opportunities andchoices.” The results of this portion of the analysis in Troy revealed that while Troy has madesome steps towards smart growth as it relates to affordability of a wide variety of housing types,it has room for improvement. For instance, while the City has funded training for City staff forhousing affordability programs, it has not actively promoted housing affordability. Further, whilethere are a variety of housing types in the City that may allow for an array of people to becomehomeowners, the City has not proactively pursued funding assistance or renovation assistancefor the lowest ends of the economic spectrum. Specific questions contributing to these resultsinclude:Are homes or apartments readily available in your community that people of all income levels can buy orrent (from service industry workers, to teachers, police and small business owners, to the elderly, youngmarrieds, professionals and executives)?A. YesB. NoBest Answer: ATroy’s Response: ADo community leaders and elected officials actively promote a wide range of housing types to meet the fullspectrum of household incomes and preferences?A. YesB. NoBest Answer: ATroy’s Response: BDo many of the people who work in your community live in another community because they cannot affordhousing in your community?A. Yes, most workers, especially those earning low/moderate incomes, live outside the community.B. No, most of the people who work in our community, including low to moderate income workers, live inour community.Best Answer: BTroy’s Response: ADoes the Zoning Ordinance provide for areas zoned multi-family residential or for mobile home parks thatare close to job centers and transit or other access opportunities? In order to answer yes, areas must bezoned and not fully developed in order to count.A. YesB. NoBest Answer: ATroy’s Response: B86 CHAPTER 8: POPULATION

CITY OF TROY MASTER PLANLand Patterns:City Design and ImageFuture Land Use CategoriesSingle Family Residential 91Neighborhood Nodes 93High Density Residential 99Big Beaver Road 101Rochester Road 103Maple Road 105South John R Road 107Northfield 109Smart Zone 111Automall 113Transit Center 11521st Century Industry 117Recreation and Open Space 119Public and Quasi-Public 119The term “Future Land Use” brings to minda prescription for isolated, parcel-byparcelland use classifications that permitthe development of a very limited number ofland uses. This model tends to perpetuate theseparation of land uses, even when it is notalways the best option. This type of traditionalland use planning was brought about in anage when zoning was in its infancy and landwas readily available. There was less concernabout the conservation of natural resources,and economic factors took precedence. Whilefrequently effective, this kind of planning hashad unintended consequences.As cities and regions have grown over theyears, traditional land use plans have fosteredsprawl in Southeast Michigan and impededcompact communities served by closeproximity to jobs, schools, and communityservices. At risk has been quality of life, an areawhich is critical to remaining competitive inthe 21st Century, as discussed in detail in manyChapters of this Plan.Today, Troy and many other communitieshave begun looking for new ways to improvequality of life by creating vibrant, mixed-useareas where jobs, great schools, opportunitiesfor social interaction, excellent services andshopping, and high-quality neighborhoodsexist in close proximity. Techniques suchas Planned Unit Development (PUD) havebeen developed for just this reason. PUDsdemonstrate that different land uses arecompatible and supportive of each another.As a result, this Future Land Use Planwill expand on the concept of “villaging”established by Troy Vision 2020, and translatethat concept into policies that manifestthemselves on the Future Land Use Map.It will introduce the concept of the “SocialNeighborhood” and describe how it is intendedto interact with the “Economic Neighborhood.”It will describe the character and role of placeslike the Big Beaver Corridor and Oakland Mall,an alternative way to think about Maple andRochester Roads, and the industrial areas of theCity.There are many traditional land use elementsthat should be maintained in Troy. Adherenceto conventional approaches in all areas of thecommunity will not allow the City to realizeits vision.A shortfall of traditional land use planningis the primary focus on land use, and the lackof attention toward physical form. The TroyMaster Plan will incorporate city design andimage as primary areas of focus. This Chapterwill establish future land use categorieson which the Plan is based, and define theurban design characteristics of establishedcategories.CHAPTER 9: LAND PATTERNS87

Land Use and City DesignThe Troy Future Land Use Map does notallocate specific uses on a parcel-byparcelbasis, but represents a graphicillustration of the overall policies of this Plan,and describes the intended character of thevarious areas of the City. The primary categorieswill be supported by urban design guidelinesand, in certain cases, sub-area plans whichprovide additional detail with regard to theintended styles and patterns of development.The Future Land Use Plan of the City of Troy willbe implemented through a variety of techniques.The most significant of these tools is theapplication of Zoning Classifications consistentwith the Plan. It is important to note, however,that the Future Land Use Map is a long-rangeguide, and is not a “Zoning Map” intended toindicate the geographic extent of all land useclassifications or to enable all indicated uses tooccur immediately. The Future Land Use Map isincluded on the following page.Neighborhoods are vital components of theCity. Historically, neighborhoods providesocietal, educational, recreational andeconomic needs within a half-mile walkingdistance. The Vision 2020 strategy establishesthe idea of fostering “villages” within the City.Residents want to enjoy a personal sense of placewhich is best found at the neighborhood scale.For Troy, the ingredients are in place for classicwalkable neighborhoods. Major thoroughfaresdelineate square mile grid patterns. Elementaryand Middle Schools are centrally located withinmany of the neighborhoods. The corners of mostneighborhoods are developed with convenienceretail and service businesses.The Master Plan recognizes that currentlifestyles warrant modifying the walkableneighborhood concept. Not every person willwalk a half-mile to get to a store or school. MostElements of Great Streets andNeighborhoodsGreat Streets• Accommodate many users with various modesof transportation.• Connect smoothly with the rest of the streetnetwork.• Encourage social interaction.• Allow for safe and pleasant pedestrian activity.• Have a unique sense of public space createdthrough physical elements.• Consider the scale and architecture ofsurrounding building infrastructure.• Benefits from community involvement.• Reflect the culture or history of the community.• Complement the visual qualities of thecommunity.• Utilize green and sustainable practices.Great Neighborhoods• Consider the scale and architecture of thebuilding infrastructure.• Foster social interaction.• Enable multiple modes of transportation safelyand efficiently.• Are safe.• Are good stewards of the natural environment.• Reflect the community’s character and haveunique characteristics that provide a sense ofplace.• Retain the community’s history.• Promote and protect air quality andstewardship of natural resources.• Protect or enhance the local environment andbiodiversity.Great Streets and Neighborhoods:• Implement LEED standards in construction andneighborhood design.• Have planted street trees.• Reuse materials when possible.• Make recycling convenient.• Facilitate non-motorized and/or publictransportation.Planning and Zoning News, October 2007people will walk five minutes, or about onequarter of a mile. Typical comparison shoppingfor clothing, hardware and the like are measuredby service radii related to drive times which88 CHAPTER 9: LAND PATTERNS

ADAMS RDJOHN R RDSOUTH BOULEVARDCITY OF TROY MASTER PLANDEQUINDRE RD SQUARE LAKE RDI-75LONG LAKE RDROCHESTER RDLIVERNOIS RDWATTLES RDCOOLIDGE RDBIG BEAVER RDCROOKS RDMAPLE RDPlot Generation: 9.24.080 2,5005,000FeetSTEPHENSON HWY14 MILEFuture Land UseBasemap Source: Oakland County PlanningSingle Family ResidentialHigh Density ResidentialNeighborhood NodesSouth John R. RoadBig Beaver RoadRochester RoadMaple RoadNorthfieldThe Smart ZoneAutomallThe Transit Center21st Century IndustrialPublic and Quasi-PublicRecreation and Open SpaceSection NumberCHAPTER 9: LAND PATTERNS89

ADAMS RDJOHN R RDDEQUINDRE RDare not realistically walkable. Furthermore,Michigan has cold winters that limit year-roundwalkability. Troy’s neighborhoods, now and inthe foreseeable future, will serve its residentsin two roles: the Social Neighborhood and theEconomic Neighborhood.The Social and Economic Neighborhoods of theCity are shown on this Neighborhoods Map. Thecircles surrounding the Neighborhood Nodesand the circles within the Social Neighborhoodsare meant to demonstrate a rough service areafor each neighborhood. While not necessarilyprecise, the circles are meant to demonstratethe basic relationship between the SocialNeighborhood and the Economic Neighborhood.The circles are not meant to establish a formalland use category or policy in and of themselves,but rather to validate the planned uses at andaround the Economic Nodes.SOUTH BOULEVARD SQUARE LAKE RDLONG LAKE RDROCHESTER RDLIVERNOIS RDWATTLES RDCOOLIDGE RDBIG BEAVER RDCROOKS RDMAPLE RDPlot Generation: 9.24.080 2,5005,000FeetNeighborhoodsSTEPHENSON HWY14 MILEBasemap Source: Oakland County PlanningSocial NeighborhoodRecreation and Open Space: Extraordinary AmenitiesSingle Family Residential: The Social NeighborhoodPublic and Quasi-Public: The Foundation of Troy's NeighborhoodsEconomic NeighborhoodNeighborhood Nodes: The Economic NeighborhoodAll Other UsesSection Number90 CHAPTER 9: LAND PATTERNS

SINGLE FAMILY RESIDENTIALCITY OF TROY MASTER PLANSingle-Family Residential:The Social Neighborhood• Social units of the City.• Walkable, safe places to live.• Centered on schools or other communityfacilities.• Linked with nearby services.The predominant land use in the City of Troyis single family residential. This category isintended to preserve the existing qualityresidential neighborhoods of the City whilerecognizing the need for other uses thatsupport the main function of residentialareas. The single family areas of the City arearranged around Social Neighborhoods. SocialNeighborhoods are unique, self-containedareas bounded by Troy’s main thoroughfares.They are mostly single-family areas centeredon community elements like schools or parks.Social Neighborhoods are described in moredepth at the end of this Chapter, and areillustrated by the solid circles shown on theNeighborhoods Map.ancillary to single-family residential, or whenthe use is a park, school, or other communityorientedpublic or quasi-public use.The Social Neighborhoods of the City arebounded by the mile square grid pattern ofTroy’s thoroughfares. These defined areas canprovide the sense of place that Vision 2020 andthis Master Plan are striving for. In most cases,they have a school as central focus. Schoolscontinue to be a means of stimulating socialinteraction on many fronts; children establishtheir first friendships, parents meet other localparents, schools often host public events.Furthermore, the play areas at school providereadily accessible recreation opportunities.Many Social Neighborhoods in Troy havesidewalks promoting accessibility and exercise,and Troy schools have walking paths that areopen to the public.The ideal Social Neighborhood will exemplifythe safer, more enjoyable walking environmentsenvisioned by the “Safe Routes to School”program.In the Single Family Residential areas of theCity, non-residential uses will be consideredonly when the use is clearly incidental to andCHAPTER 9: LAND PATTERNS91

DESIGN CONCEPT• Neighborhoods are approximately 15minutes walking from end-to-end.• A wide variety of residential architecturecharacterizes the various neighborhoodsof the City. Non-residential architecture forschools and places of worship complementthe residential setting.BUILDING LOCATION• Homes must be located in relation to thestreet in a manner that complementssurrounding, established homes.SITE DESIGN ATTRIBUTES• Walks which link residences to destinationssuch as schools, libraries, abuttingneighborhood commercial service areas,coffee shops, and other neighborhoods arecritical.• The neighborhoods must include improvedperimeter walks that are functional andaesthetically pleasing. These exteriorwalks will directly connect to the activitynodes at major intersections and adjacentneighborhoods. Wide walks will beconstructed which will incorporatelandscaping and innovative stormwaterdetention areas. These areas will beartistically developed, but functionallandforms that carry visual interest. Theperimeter walks have the ability to bringresidents of adjacent neighborhoodstogether.• Neighborhoods should be connected to oneanother to increase the area where residentscan readily navigate on foot and expand theboundaries of social interaction. Crosswalksnear the mid-mile areas of each grid willimprove outside linkages.• Lighting will not encroach on adjacentproperties, and will be used carefully toprovide safety and security, and for accentillumination.92 CHAPTER 9: LAND PATTERNS

NEIGHBORHOOD NODESCITY OF TROY MASTER PLANNeighborhood Nodes:The Economic Neighborhood96. Industrial uses will not be permitted in theNeighborhood Nodes.The Economic Neighborhoods of Troy alsocenter on the square mile grid system. Unlikethe social neighborhood, the EconomicNeighborhoods are centered on major roadintersections where commercial and officedevelopment occurs. When destinations arecreated, these nodes become a “go to” placeand take on a social role. Each of these nodesserves four quadrants of the overlapping socialneighborhoods and has the ability to bringresidents of four neighborhoods together.• Located at intersections of the City’s mainroads.• Work together with Social Neighborhoods tocreate a more livable community.• Mixed use.• Provide neighborhood gathering places.• Accommodate the daily needs of residents.Neighborhood Nodes are the concentrated,commercial and mixed-use centers situatedat major intersections of Troy thoroughfaresthat serve as the center of the City’s EconomicNeighborhoods. The nodes are specificallyidentified on pages 95 and 96. EconomicNeighborhoods are destinations created as“go to” places that take on a social role, servingboth as a place to meet basic needs of thecommunity and as 21st century village centers.The attributes of Economic Neighborhoodsare described in more detail in the finalsection of this Chapter, and the urban designcharacteristics of Neighborhood Nodes will bedescribed in depth in Chapter 10. The nodeswill typically permit a mix of commercial, office,and high-density residential, although thepredominant uses in any Neighborhood Nodedevelopment must be in keeping with thenode characteristics described on pages 95 andThese Economic Neighborhood nodesare destinations that draw people, visuallydistinguished from the balance of corridor stripsthrough greater density and scale. Variation inbuilding height will often be used to separatethe node from the surrounding area, but willnot be so extreme as to visually overpowerabutting neighborhoods. The separation ofbuilding heights at intersections with the“between” segments of corridors stimulates thevisual concept of “pulsing” development andsets up a system of visual anchors.Moderately dense residential environmentsmay be encouraged within some nodes toprovide steady activity for longer periods of theday. In these cases, residences may be mixedwith offices on upper floors or be developedimmediately adjacent to the commercial areas.Connections between the commercial activityand residences must be directly and seamlesslyintegrated.During the course of the planning process, thePlanning Commission closely analyzed the needfor additional neighborhood nodes throughoutthe City. The City will continue to considerthe demand for additional nodes as part ofsubsequent plan revisions.CHAPTER 9: LAND PATTERNS93

DESIGN CONCEPT• These nodes are within a fifteenminute walking distance of residentialneighborhoods to permit alternative modesof transportation.• Development will be denser and taller thanthe surrounding area, encouraging visualprominence to signal a gathering space.• Nodes should be generally confined to a1,000 foot radius from a major intersection.• The nodes provide uses and spaces thatattract and welcome neighborhoodresidents.SITE DESIGN ATTRIBUTES• Buildings should be separated from theright-of-way line by a landscaped greenbelt,one lane of off-street parking or a pedestrianwalk, or a combination of these.• Primary parking areas will be located withinrear or interior side yards.• Off-street parking should be screened fromthe public right-of-way by a knee wall or lowdecorative fence with a hedge of plantings.• Walks will connect adjacent developmentsand the public sidewalks.• Well-defined crosswalks with timedsignalization will permit safe crossings.• Flexible use of space allowing modestoutdoor gathering spaces, such as plazas,will be encouraged.minimum height of twelve feet fromfinished floor to finished ceiling.• Facades facing major thoroughfares willbe treated as fronts and should have aminimum of half transparent glass andspecial architectural design treatments.• Fenestration (the arrangement of windowsand doors) should be highlighted throughthe use of awnings, overhangs or trimdetailing.• Lighting will be carefully managed so as notto encroach on adjacent residential areas.The following pages contain a tabledescribing the primary intended uses andcharacter of the Neighborhood Nodes designatedon the Future Land Use Map. Individual Nodes arenumbered and identified on the Economic NodesMap following the table.BUILDING DESIGN ATTRIBUTES• Buildings should be between two and threestories, although one–story structuresaccommodating gas stations or otherspecial situations may be permitted.• One-story buildings should have a minimumexterior height of sixteen feet.• A ground level story should have a94 CHAPTER 9: LAND PATTERNS

CITY OF TROY MASTER PLANABCDEFGHIJNode/Intersection14 Mile andDequindre RoadMaple Road andDequindre RoadJohn R. Road andMaple RoadBig Beaver Road andDequindre RoadWattles Road andDequindre RoadJohn R Road andWattles RoadRochester Road andWattles RoadLivernois Road andWattles RoadCrooks Road andWattles RoadDequindre Road andLong Lake RoadPrimary Uses and CharacterNon-residential uses catering to the day-to-day needs of the workforce in thesurrounding industrial area. Restaurants and convenience needs integrated withbanks and other service uses in compact developments would suit the needs of thisarea.The unique neighborhood node is home to a collection of uses serving the localPolish population. Uses complementary to the cultural center and bank which helpthis area serve as a gathering place and focus area for the neighborhood couldinclude limited housing, service uses, or specialty retail and dining.The node would best serve the area with a predominantly commercial mix of usescatering to the immediate residential area coming and going from their homes. Thenode should serve as a transition to the more intense commercial development tothe south.This area should be a high-intensity, high-density, compact area that serves as anotable entry point to the community. Development may include residential, retail,office, and service-oriented uses, but should be designed to create a very noticeable“gateway” into Troy with its complex, high-density, mixed-use character.The predominant use in this node should be offices, both medical and professional.Limited commercial service uses designed to complement the main focus of thearea as an office node serving this area of the City may also be permissible, if clearlysecondary to the primary office character of the area.This node may include all uses from high-density residential in combination withrestaurants, limited office, and retail. Development at this intersection should includeat least two of these uses in any one development, in order to better complementand strengthen the already mixed-use character of the node.A careful blend of commercial uses and office uses, effectively transitioned into theadjoining residential neighborhoods, should be the main uses at this intersection.Recent residential development in the area has taken pedestrian access to theintersection into consideration with effective pathways and sidewalks, and any newdevelopment at the intersection must continue this positive trend.This lower-intensity area is characterized by single-family residential directly abuttingthe southwest corner of the intersection, and uses which generate only sporadicactivity, such as churches and day care. This node contains the Troy Museum andHistoric Village. New development or redevelopment at this node must be especiallyconsiderate of the adjoining residential and low-intensity uses and should notinclude any retail or restaurant uses. Office and other uses similar to the existing useswould likely provide the best combination here.Development at this location should be low-impact and provide a high benefit tothe neighborhood using the least amount of land. Compact, walkable mixed usedevelopment with a combination of uses serving the immediate surroundings wouldbe an ideal fit. Integrated compact development which would allow a user to parkonce and meet several daily needs would be a positive contribution to the node. TheCity also recognizes that expansion of the White Chapel Cemetery into the northeastcorner of this node would be appropriate.Predominantly commercial, catering to both local needs and regional traffic,new development and redevelopment should be mostly commercial, identifyingopportunities for small office mixed-use and variations in floor area to allow fora wide range of commercial types. Pedestrian access to the adjoining area andeffective screening should be primary areas of focus during the site design process.CHAPTER 9: LAND PATTERNS95

KLMNOPQRSTUNode/IntersectionJohn R Road andLong Lake RoadRochester Road andLong Lake RoadLivernois Road andLong Lake RoadDequindre Road andSquare Lake RoadJohn R Road andSquare Lake RoadRochester Road andSquare Lake RoadLivernois Road andSquare Lake RoadJohn R Road andSouth BoulevardRochester Road andSouth BoulevardLivernois Road andSouth BoulevardCrooks Road andSouth BoulevardPrimary Uses and CharacterLike Crooks Road and Wattles Road, compact, walkable mixed use development witha combination of uses serving the immediate surroundings would be an ideal fit.Integrated compact development which would allow a user to park once and meetseveral daily needs would be a positive contribution to the node.Intersections L, M, and U and should remain, predominantly commercial, cateringto local needs and regional traffic, new development and redevelopment should bemostly commercial and should serve to further enhance this successful commercialarea. Opportunities for integrated residential or office development should beconsidered only when clearly secondary to commercial development.Intersections L, M, and U and should remain, predominantly commercial, cateringto local needs and regional traffic, new development and redevelopment should bemostly commercial and should serve to further enhance this successful commercialarea. Opportunities for integrated residential or office development should beconsidered only when clearly secondary to commercial development.Low-intensity commercial uses should remain, but redevelopment should include anintegrated compact residential component, live/work units, or small office. Serviceorienteduse development in combination with new residential development wouldprovide a unique setting here.Near a known heron rookery, this node must be careful to respect this importantnatural resource. New development or redevelopment should complement thechurches and limited commercial uses in the area, and should incorporate aboveaveragelandscaping, natural buffers, and conscientious site design to enhance theknown natural features in the area.Major commercial uses dominate and should continue to provide a foundation forthis neighborhood node. While uses in the area may cater to regional traffic, serviceuses, retail, and limited office uses designed to provide service to the immediateresidential neighborhood should be incorporated into any new development orredevelopment plans.Development in this area should be especially considerate of the remaining historicasset of the neighborhood. Adaptive use of existing historic structures must beconsidered before demolition or relocation of these resources. Low-intensity usesworking in conjunction with one another to form a central neighborhood village,walkable and accessible, would create an ideal complement to the predominantlyresidential surroundings.Small local commercial uses and office uses should be the focus of this node, tocomplement the large scale office development across the City’s boundary to thenorth, within the City of Rochester Hills.This neighborhood node provides a suitable mix of uses to cater to the daily needsof the immediate residential area, while also providing a unique opportunity forspecialty retailers, compact walkable residential development, and small-scale officedevelopment in an integrated, mixed-use setting.Limited local commercial and housing for seniors in a dense development patternshould remain the primary focus of this neighborhood node.Intersections L, M, and U and should remain, predominantly commercial, cateringto local needs and regional traffic, new development and redevelopment should bemostly commercial and should serve to further enhance this successful commercialarea. Opportunities for integrated residential or office development should beconsidered only when clearly secondary to commercial development.96 CHAPTER 9: LAND PATTERNS

ADAMS RDJOHN R RDCITY OF TROY MASTER PLANSOUTH BOULEVARDDEQUINDRE RD SQUARE LAKE RDLONG LAKE RDROCHESTER RDLIVERNOIS RDWATTLES RDCOOLIDGE RDBIG BEAVER RDCROOKS RDPlot Generation: 9.24.080 2,5005,000FeetMAPLE RDSTEPHENSON HWY14 MILEEconomic NodesBasemap Source: Oakland County PlanningSocial NeighborhoodEconomic NeighborhoodNeighborhood Nodes: The Economic NeighborhoodSection NumberEconomic NodeAll Other UsesCHAPTER 9: LAND PATTERNS97

98 CHAPTER 9: LAND PATTERNS

HIGH DENSITY RESIDENTIALCITY OF TROY MASTER PLANHigh Density Residential:Housing Choice• In close proximity to the most high-intensitynonresidential areas of the City.• Diversify the City’s housing stock.• Excellent regional access and multi-modalaccess.• Complementary to Big Beaver Road.or exclusive land use. Other areas of thecommunity, where mixed-use developmentis called for, may also integrate high-densityresidential as part of a mixed-use development.High-density residential development mayalso be appropriate along Maple Road inredevelopment projects or new developmentprojects with a focus on open-floorplan, loftstylehousing in new or renovated buildings.The High-Density Residential classificationmay also include some redevelopment areaswhich may be better used for uses thatsupport high-density residential. On a limitedbasis, small scale commercial developmentdesigned to cater to the day-to-day needs ofthe residents may be appropriate. The Cityshould continually monitor the status of thisclassification to ensure that it remains viable,given the growing trend of integrating highdensityresidential projects in mixed-usesettings.The High Density Residential classificationprimarily includes multiple-family residentialdevelopment made up of housing havingthree or more dwelling units per structure. Thisclassification may have some limited mixed-useelements, especially those non-residential usesprimarily geared towards day-to-day serviceneeds of the resident population, although it isintended primarily to serve as the most denseresidential development permitted by the City.The primary use in any development within thisarea must be residential.The High-Density Residential classificationis not the only area in the City in whichhigh-density residential development maybe appropriate. This category is, however,specifically identified for areas where highdensityresidential should be the primary,Urban townhouses in Ann Arbor, Michigan; Photo by CWACHAPTER 9: LAND PATTERNS99

DESIGN CONCEPT• The high-density residential district isintegrated with surrounding land uses, andnot simply considered a transitional usebetween traditionally intense and lessintenseland uses.• These areas will have a path system foraccess, exercise and leisurely strolls,designed to link residential communities,provides more land use efficiency withopen space and access to neighborhoodshopping and other services.•Buildings frame the street networkenclosing outdoor spaces.SITE DESIGN ATTRIBUTES• Front greenbelts with large street trees,decorative trees and low landscaping softenthe environment between the street andbuilding.Urban townhouses in Ann Arbor, Michigan; Photo by CWA• Creative storm water detention should bedesigned as a focal point, including the useof appropriate landscaping and sitting areas.• A path system that connects the buildingentries, parks, public sidewalk system andadjacent developments should be includedin new development.•Sites will be well-appointed with large treesand landscaping.Internal public spaces in a high-density residential developmentARCHITECTURAL ATTRIBUTES•Buildings will be between two and fourstories.• Front porches and tenant entries will beclearly defined through the use of canopies,overhangs, façade treatment or landscape.• Fenestration will be accentuated witharchitectural trim work or decorative brick orstonework.Innovative facade and architecture in a high-density setting100 CHAPTER 9: LAND PATTERNS

BIG BEAVER ROADBig Beaver Road:A World Class Boulevard• Home to large, landmark projects andmixed-use regional destinations.• Central gathering area of the community.• A collection of international corporations,local companies, and establishments whichcomplement these high-visibility uses.The Big Beaver Road corridor is responsiblefor the first impression many people havethroughout Michigan when they think of theCity of Troy. The high-rise buildings, SomersetCollection, and its immediate proximity toI-75 are frequently the main elements visitorsremember about the Corridor and the City. Inorder to remain competitive and continueto be a leader in economic developmentin Southeast Michigan, Troy must plan forthis Corridor to evolve in light of a changingeconomy. In that spirit, the City adopted thekey concepts of the Big Beaver Corridor Study in2006:• Gateways, Districts and Transitions• Trees and Landscape as Ceilings and Walls• Walking Becomes Entertainment - Much toObserve & Engage In• Mixing the Uses Turns on the Lights -Energetic Dynamic of Mixed Uses with aFocus on ResidentialCITY OF TROY MASTER PLAN• The Automobile & Parking are No Longer #1.• Civic Art as the Wise Sage of the BoulevardThe uses and character of this futureland use category are driven by therecommendations of the Big Beaver CorridorStudy and subsequent efforts of the PlanningCommission to create new zoning techniquesto implement those recommendations.This Study provided a comprehensive analysisof the existing and potential characteristicsof this important area. The planned futureland uses in the Big Beaver Corridor are inlarge part considered mixed-use, to allow for awave of new residential development and theredevelopment of individual sites to make amore meaningful contribution to the quality oflife of the City. The main difference between thevarious mixed-use districts planned in the Studyis building height. The intended characteristicsof the various districts are also very different,and are the topic of in-depth analysis in theStudy. Some important recommendations ofthat Study are listed below.• Moving toward the creation of distinctphysical districts by building from lot line tolot line along the right-of-way rather thancontinuing to be a collection of isolatedtowers.• Becoming flexible with land userelationships. The use of verticallyintegrated mixed-use commercial, officeand residential towers should be promoted.The use of prominent ground floor retail,restaurants and cafes allows visual interestand activity for visitors and residents.• Contain parking in structures that are sharedby surrounding developments. Do not allowoff-street parking to be visible from majorthoroughfares.• Landscape Big Beaver and intersectingthoroughfares with rows of mature trees.CHAPTER 9: LAND PATTERNS101

DESIGN CONCEPT• This will be a vibrant high-rise business andresidential district.• Pedestrian use will be promoted throughmassive landscaping, wide sidewalks,outdoor cafes, and public art.• The Big Beaver Corridor Study and BigBeaver Development Code provide for aspecific land development pattern.• Architectural design must create aninteresting visual experience for bothsidewalk users at close range and for thoseviewing the skyline from a distance.• Buildings should rise in height toward BigBeaver in the north-south direction.• Ground level stories should be a minimum oftwelve feet in height; with large expanses oftransparent glass.• Fenestration at the ground level should behighlighted through the use of awnings,overhangs or trim detailing, and buildingcaps or roofs should provide a visuallyinteresting skyline.SITE DESIGN ATTRIBUTES• Parking should be located in rear yards.••Development should include intense streettree planting along Big Beaver.Cafes, plazas, parks and similar amenities todraw pedestrians will be encouraged.• Buildings will frame the street network bybuilding to the front and side property lines.Exceptions for cafes, plazas and access roadsmay be permitted.BUILDING DESIGN ATTRIBUTES• Buildings should rise in height towardCrooks Road in the east-west direction.Big Beaver Corridor Study; Birchler Arroyo Associates, Inc.Concept Sketch from the Big Beaver Corridor Study; Birchler Arroyo Associates, Inc.102 CHAPTER 9: LAND PATTERNS

ROCHESTER ROADCITY OF TROY MASTER PLANRochester Road:Green Corridor• Regional model for a green corridor• A strong focus on access management• Heightened emphasis on strong stormwatermanagement techniques• Retail catering to regional traffic• Innovative site design techniques appliedthrough PUD use to allow for redevelopmentfor shallow lotsRochester Road carries high volumes of trafficcausing backups at intersections. The abuttingdevelopment pattern from Big Beaver Roadnorth to Long Lake Road is a continuous row ofhighway-oriented commercial uses. North ofLong Lake Road, the land use pattern evolves,becoming a mix of commercial and office nearthe intersections and older single-family homesand multiple-family complexes in between.If Rochester Road is to have a definedrole and pleasing character in the City, itmust undergo a significant transformationover time. Ultimately, the Rochester RoadCorridor will become a regional showcasefor effective stormwater management andenhancement of the natural environment, whileencouraging a combination of high-qualityland uses. Effective landscaping focused onnative plantings, and improved land use andaccess management along Rochester will createa green corridor that provides a high levelof service for motorists, and which providesan effective natural buffer between hightraffic volumes and people visiting adjacentproperties. The creation of this green corridorwould occur primarily in the right-of-way alongroad frontages and in the median of a futureboulevard.While the emphasis on innovativestormwater management is specifically calledon for the Rochester Road Corridor, newlow-impact techniques are to be encouragedelsewhere throughout the City of Troy. Asnoted in Chapter 7, innovative stormwatermanagement is a priority for the community.Rochester Road will play an important role inthis City-wide initiative by proving a regionalshowcase for such techniques.New construction along the corridor mayinclude detention and retention basinsthat work together from site-to-site withother features to create a continuous, linearlandscape feature. By connecting properties,the basins create visual relief from traffic.Low impact development methods willbe used throughout the corridor to filterstormwater runoff. Rochester Road will also becharacterized by effective new signage, highqualitylighting, and effective, complementarysite and architectural design.Uses along Rochester Road will include avariety of mixed uses, established in a “pulsing”pattern where the most intense mixed-use orexclusively non-residential development willoccur near the Neighborhood Nodes situatedalong its main intersections. Lower-impactuses, such as small scale retail or condominiumsshould be encouraged along the corridorfrontage between these nodes.CHAPTER 9: LAND PATTERNS103

DESIGN CONCEPT• Commercial strip development should belimited and gradually replaced with mixeduse.• Commercial development should beencouraged to expand in the form of densemulti-story mixed-use concentrationsat major intersections. Concentrationsare limited to within 1,000 feet of theintersection.• The height between nodes should notexceed two stories.• Ground level stories should be, at aminimum, twelve feet in height; with largeexpanses of transparent glass at intersectionnodes.• Fenestration for the ground level ofbuildings in nodes will be accentuatedthrough the use of awnings, overhangs ortrim detailing.• The areas between nodes should develop aslower-rise office and multiple-family. Theheight differences encourage a visual “pulse.”SITE DESIGN ATTRIBUTES• Parking areas should be within rear yardsor interior parts of the site. A single row ofparking may be appropriate in front andexterior side yards in limited applications.• Parking will connect to adjacent sites,eventually linking several developmentswith a rear access lane. The number ofdrives connecting to Rochester Road shouldbe minimized.••Defined internal walks will connect thebusinesses and buildings together.Internal walks will be connected to thepublic sidewalk system.Design for a Rain Garden in Troy; City of Troy• Buildings will be separated from street trafficby a greenbelt or sculptural storm waterdetention basin.•Height and size of signage will be reducedto contain visual clutter.BUILDING DESIGN ATTRIBUTES•The height at nodes will be multi-story notexceeding four stories.Lovell Pond in Troy; an example of an innovative, urbanstormwater basin; Photo by Jennifer Lawson104 CHAPTER 9: LAND PATTERNS

MAPLE ROADCITY OF TROY MASTER PLANMaple Road:Mixed-Use• Predominantly industrial area, but withlimited opportunities for transitional orservice-oriented uses that complement theprimary adjacent industrial areas• Potential for urban-style open floorplanhousing in redeveloping areas• Focus on the quality of access managementthroughout Maple RoadThe Maple Road Corridor provides anopportunity for new, emerging land use typesin the City of Troy. Limited development ofindustrial-style 3 to 4 story buildings withopen-floorplan housing, developed in atransit-oriented setting, for instance, maybe appropriate in some places. This type ofdevelopment would help diversify the City’shousing stock and provide a more effectivebuffer between the Corridor and the industrialuses located in the immediate area.Uses designed to support the workforcein the area may also be appropriate. Localcommercial or small, mixed-use developmentshaving a combination of such uses could greatlyimprove the character and image of this area.Such amenities would also help smaller, localindustrial uses to recruit the best workforce.New loft style, open floorplan residential development in NashvilleCHAPTER 9: LAND PATTERNS105

DESIGN CONCEPT• This area will be a high-quality, eclectic mixof land uses and architectural types.• Emphasis should be placed less on landuse and more on building and site design.Design should not reflect traditional formsof “colonial” architecture.• Primary parking areas within rear or interiorside yards.• Landscape design creativity should beencouraged by setting broad generalparameters relating to environmentalsustainability such as limiting storm waterrunoff or reusing gray water for irrigation.• Development should be linked togethervisually and functionally throughout thecorridor.SITE DESIGN ATTRIBUTES• Uniform “build-to” lines guiding a uniformcontainment of open space within the rightof-wayshould be established.•Primary parking areas should be within rearor interior side yards.• Landscape design creativity will beencouraged by setting general parametersrelating to environmental sustainability suchas limiting storm water runoff.• Larger sites with deep set buildings shouldredevelop with buildings near the MapleRoad right-of-way line.•Mass transit stops should be accommodated(see page 115)BUILDING DESIGN ATTRIBUTES• Maximum height should not exceedfour stories and limited to two stories forproperties abutting single-family residentialneighborhoods.• Design creativity with regard to materialswill be encouraged, although low qualitymaterials or building designs that inhibitactivity on the corridor will not bepermitted.Maple Road may provide a unique venue to expand opportunitiesfor public art placement and for area artists to work and live.106 CHAPTER 9: LAND PATTERNS

SOUTH JOHN R ROADCITY OF TROY MASTER PLANSouth John R Road:Connections• Provides a significant entryway into the City• Walkable, mixed-use development andredevelopment• Provides a central focus for the southeastarea of the City• Enhanced focus on Transit Oriented Design(page 48)two examples of uses that have replacedformer enclosed shopping centers. Thecurrent configuration of Oakland Mall and itssurrounding area may no longer be competitivein the near future and may necessitateadditional study for this area.Redevelopment in this area should carefullyconsider the opportunity for restoration ofnatural features. Existing underground drains,for instance, should be analyzed for potentialto be integrated within redevelopmentprojects, Native landscaping and innovativestormwater management techniques shouldbe considered in the area. The resurrection ofurban waterways may provide an opportunityto introduce a valuable asset and differentiatingfeature for redevelopment projects in the SouthJohn R area.Aracadia Creek Festival Place in DowntownKalamazoo, Michigan, offers an excellent casestudy of the renovation of an historic urbanstream to create a new, vibrant urban gatheringplace.The South John R Road future land usedesignation is reserved for Oakland Mall andthe immediate surrounding area along JohnR Road. This classification is intended to allowfor the continued operation and long termimprovement to the area, focused on theprovision of “comparison” commercial products.This area serves a large region, beyond the Cityof Troy, and blends with the area to the south,outside the City’s boundaries.However, the City recognizes that the natureof traditional retail is changing throughoutthe United States and that many conventionalenclosed shopping centers are beingredeveloped into a variety of new uses. Mixedusedevelopments with office and residential,and walkable outdoor shopping centers areThe San Antonio RiverwalkCHAPTER 9: LAND PATTERNS107

DESIGN CONCEPT• This area will be a mix of retail, office andhigher-density uses in multi-story buildingsin an urban village.• Building height will increase toward thecenter of the site.• Height should not compete with the BigBeaver area.• This area of opportunity will transform to adistrict of linked developments accentuatedby significant landscaping and open spaceto off-set the increased height and density.• Workforce housing, a part of the City’seconomic strategy, can be incorporatedhere.• A minimum of three stories and maximumof six stories or equivalent height infeet should be allowed near the center.One-story retail buildings should have aminimum height of twenty four feet.• Ground level stories should have a minimumheight of twelve feet from finished floor tofinished ceiling.• Facades should be over half transparentglass.• Entries must be well-defined.• Fenestration should be highlighted throughthe use of awnings, overhangs or trimdetailing.SITE DESIGN ATTRIBUTES• Buildings setback from the major road rightof-wayshould have a minimum distancethat permits a greenbelt, single row ofparking and wide sidewalk.• Primary parking areas should be withinrear or interior side yards, separated intomodest-sized components for better stormwater management and landscaping• Internal walk system connects businesses,adjacent developments and the publicsidewalks. Walks designed with trees,landscaping, water features or similarfeatures to enhance the experience.Walkable, mixed-use development with integrated parking••Storm water detention should be capturedin pedestrian friendly landscaped designs.Mass transit stops should be accommodated(see page 115).BUILDING DESIGN ATTRIBUTES• A maximum of three stories or equivalentheight in feet should be allowed at theperimeter of a site.Walkable development; a stand alone restaurant108 CHAPTER 9: LAND PATTERNS

NORTHFIELDCITY OF TROY MASTER PLANNorthfield:A Focus On Innovationdesigned to support the primary function of theNorthfield area.Medical, professional, general, service-relatedoffice uses, and research –based uses, especiallythose planned in a campus or park-like setting,will be the primary focus in Northfield. Theseuses are intended to be enclosed within abuilding, and in the case of research anddevelopment uses, external effects are not to beexperienced beyond their property boundaries.• A complement to the Smart Zone, but withan even broader mix of uses• Outlot development to provide services toworkers in the area• Consistent site design throughout theDistrict to create a unique identityThe Master Plan identifies two primarydistricts for the encouragement of 21st Century,Knowledge Economy business development.The Smart Zone is situated along Big BeaverRoad and an area to the south, along Interstate75. Northfield, the second office and researcharea, is similar to the Smart Zone in itsmakeup, but will reflect its own unique style ofdevelopment.In terms of use, the emphasis in Northfieldwill be placed on office and planned researchofficeuses. Other uses primarily relating to thesupport of workers and activities in Northfield,such as supporting commercial uses, will alsobe considered on a limited basis. Residentialuses, traditional industrial uses, and regionalcommercial uses will be encouraged withinmixed-use developments only when they areCHAPTER 9: LAND PATTERNS109

DESIGN CONCEPT• The contemporary architectural imageshould be continued.• Infill construction will provide a physical linkbetween semi-isolated towers.• Demarcated crosswalks, an internal andexternal walk system and plazas/pocketparks will support physical linkages.• Higher-density housing of twenty units peracre will be encouraged at the immediateperiphery.• Streets will be framed and the public rightof-wayspace will be delineated.SITE DESIGN ATTRIBUTES• Primary parking areas will be within rearor interior side yards and separated intomodest-sized components by storm watermanagement and landscaping.• Walks will connect businesses, adjacentdevelopments and public sidewalks.• Storm water detention should be captured inpedestrian friendly landscape designs.• Outdoor cafes, plazas, pocket parks andsimilar pedestrian amenities will be keyfeatures.• Mass transit stops should be accommodated(see page 115).BUILDING DESIGN ATTRIBUTES• Ground level story should have a minimumheight of twelve feet from finished floor tofinished ceiling.• Facades should be half transparent glass.• Entries should be well-defined.• Fenestration on the ground level should behighlighted through the use of awnings,overhangs or trim detailing.Successful infill development providng services to office developments in Northfield; Photo by Brent Savidant110 CHAPTER 9: LAND PATTERNS

THE SMART ZONECITY OF TROY MASTER PLANThe Smart Zone:Big Beaver and BeyondFurthermore, much of this area is occupied byvacant or underutilized office and industrialfacilities that could be readily redeveloped intoKnowledge Economy uses, or into uses thatwork in direct support of those uses. This areais highly visible from Interstate 75. Business-tobusinessfunctions, such as materials suppliersor office support uses also represent an ideal fitin this southern section of the Smart Zone.• A special focus on high-technology uses thatcomplement one another• Potential high-density housing in proximityof 21st Century knowledge economyemployers• Regionally prominent location fortechnologically advanced companiesThe Smart Zone was strongly emphasized inthe Big Beaver Corridor Study and is the onlyproposed district within the Study to be calledout specifically as a future land use categoryin the Master Plan. The Study envisions theSmart Zone as a unique area dominatedby high-technology uses which are at thecutting edge of innovation. The Study callsthis location a “paragon of innovation” andprescribes a combination of “signature” lightindustrial, research and development, and officeuses.The Master Plan uses this category in an areaexpanded beyond the boundaries shown in theBig Beaver Corridor Study. The area south ofthe main Smart Zone area, situated aroundInterstate 75 provides an opportunity to fosteradditional Smart Zone uses and development.Ford Rouge LEED Rated Assembly Plant and Visitor CenterAutomation Alley Technology Park in Troy; Photo by BrentSavidantCHAPTER 9: LAND PATTERNS111

DESIGN CONCEPT• New construction and redevelopingproperties should be set in an integratedcampus environment.• Paths, generous landscaping, waterfeatures and similar features found in firstclassbusiness parks should be infusedthroughout the site.• Mass-transit stops should be located alongroutes to accommodate the workforce.SITE DESIGN ATTRIBUTES• Primary parking areas will be within rearor interior side yards and separated intomodest-sized components by storm watermanagement and landscaping.• All parking should be screened from view bylandscaping or walls.• Walks should connect businesses, adjacentdevelopments and the public sidewalks.• Storm water detention should be captured inpedestrian friendly landscaped designs.• Mass transit stops should be provided on theexterior and within the interior of the district.ARCHITECTURAL ATTRIBUTES• Height should be encouraged in caseswhere the development makes uniquecontributions to the area.• Non-industrial portions of businesses shouldface the street system.• Durable metal, glass, masonry and othermaterials should be used to promote thescientific image of emerging technology.• Entries should be well-defined.High-tech industry within the Smart Zone; Photos by Brent Savidant112 CHAPTER 9: LAND PATTERNS

AUTOMALLCITY OF TROY MASTER PLANAutomall:A Unique Approach & CompetitiveAdvantage• A coordinated collection of automobile saleslots that have a competitive advantage inthat they provide a comparison shoppingexperience in one area• New development should include walkableelements to allow for users to experiencemore than one dealership without movingtheir car• Coordinated site design characteristicsthroughout the area.Auto dealerships in the Automall shouldbe encouraged to develop outstandingautomotive displays and engaging facades.The combination of these upscale automobiledealerships in a dense collection, offeringunique permanant displays will complementone another to create a showcase forautomotive design as well as for autombile salesand service.The Michigan Design Center, located atthe northwest corner of the Automall areaon Stutz Drive, provides a unique asset forTroy. This facility offers a unique collection ofover 40 showrooms in a 215,000 square footfacility. These showrooms display the latest inhome furnishings and interior design elements.Primarily geared toward design professionals,the facility also provides an exceptionalresource for design students. Potential futureopportunities for open floorplan, artist-loftresidential development or other land useslocated to capitalize on and strengthen therelationship to the Michigan Design Centershould be strongly encouraged in the westernsection of the Automall area.The Automall is a category that is unique toTroy. This area is home to a comprehensivecollection of retailers of nearly every automobilemake in the Country, and their grouping inone small, planned district provides a distinctadvantage over similar automobile retailersaround the region. In this location, potentialbuyers can see a variety of makes and modelsup close and make more informed buyingdecisions. The City continues to encourage thedevelopment of the Automall for this purpose.While the predominant use in this location isauto dealerships, other ancillary uses directlyrelating and in support of these dealerships willalso be considered.CHAPTER 9: LAND PATTERNS113

DESIGN CONCEPT• The unique atmosphere of the Automall willbe enhanced. Vehicle displays will providethe enhancement.• Showrooms will provide the setting for thepeople and products.• Large expanses of transparent glass, anduniquely designed outdoor lighting willdefine the experience.SITE DESIGN ATTRIBUTES• Install pervious surfaces for walks and lowuseparking areas to limit surface stormwater runoff.• Development should conform to a uniform“build-to” line corresponding to the line ofcurrently existing buildings.BUILDING DESIGN ATTRIBUTES• Showrooms should have a minimum heightof sixteen feet.• A minimum of 75 percent of a showroomfaçade should be sheathed in transparentglass.• Support businesses not conductingindividual customer sales will locate the officeportion of the business along the publicstreet. Site and building maintenance will bethe primary design emphasis.• Dealerships should visually differentiatethemselves from one another; the variety ofarchitectural styles will enhance the diversityof the product offerings.• Support businesses for the dealerships shalllocate on Maple Road and not infill betweendealerships.High quality display area within the Automall; Photo by Brent Savidant114 CHAPTER 9: LAND PATTERNS

THE TRANSIT CENTERCITY OF TROY MASTER PLANThe Transit Center:Air, Train, and Transit in a UniqueSetting• Uses focused on providing pedestrian access• New infill development designed to becompact and complement the Troy/Birmingham Transit Center and airport• Integration of new transit options as theybecome available will make this area atrue hub for multi-modal transportationand a gateway for the community for thoseentering by rail, plane, or bus, or for thosepeople seeking a rental car.The Transit Center is a mixed use area madeup of a complementary combination ofresidential, commercial, and service-orientedland uses. This mixed-use area is centeredbetween the existing Oakland/Troy Airport andthe planned Troy/ Birmingham Transit Center.The combination of air, rail, bus and nonmotorizedtransportation in one compactarea, supported by a high-density residentialdevelopment and regional commercial uses,will work to create a vibrant gateway to thesouthwest corner of Troy.The Transit Center provides a unique amenityto the area in that it will ultimately evolve intoa fully walkable area where visitors to the Citycan experience a variety of activities and enjoyaccess to more than one transportation optionto get around Troy, or the Southeast MichiganRegion. The continuation of the existingdevelopment pattern in this area is encouraged,as are the long-term infill of existing open areasand underutilized parking areas with usescomplementary to the vision of a vibrant multimodaltransit hub are encouraged. Cooperationwith the City of Birmingham provides a valuableopportunity for establishing a strong workingrelationship with adjacent communities.The Troy Oakland Airport is a critical part ofthe Transit Center. The Airport’s approach planis provided in Appendix 1.5.DESIGN CONCEPT• This will be a high-density mid-rise area inclose proximity to the proposed train stationand business airport.• The area will become a lively village forresidents and business customers alike.• The amount of surface parking will belimited.CHAPTER 9: LAND PATTERNS115

SITE DESIGN ATTRIBUTES•New construction will provide parking at theperiphery of development sites.• The internal street network is encouragedto use a grid pattern of access streets todivide the larger area into a network ofdevelopment “blocks.”•Storm water detention will be captured inpedestrian friendly landscaped designs.• Outdoor cafes, plazas, pocket parks andsimilar pedestrian amenities will be keyfeatures.CALDOT Transit-Oriented Development in Oakland, CA City Center• Non-motorized transportation will beencouraged and enhanced by pathwaysand storage for bicycles, rollerblades,skateboards, and new emerging types ofpersonal transportation.BUILDING DESIGN ATTRIBUTES• Height should be between two and fourstories or equivalent height in feet. FederalAviation Administration requirementslimiting building height take precedence.•Building massing will frame external andinternal streets.• The ground level story should have aminimum height of twelve feet fromfinished floor to finished ceiling.• Facades should be at least half transparentglass to promote connectivity between theinterior private space and exterior publicspace.•Entries will be well-defined.• Fenestration should be highlighted throughthe use of awnings, overhangs or trimdetailing.•Materials that instill a sense of permanencewill be encouraged.116 CHAPTER 9: LAND PATTERNS

21ST CENTURY INDUSTRIALCITY OF TROY MASTER PLAN21st Century Industry:A New Opportunity for Growth• Continued encouragement of a variety ofindustrial uses• Light industrial uses with no outdoorstorage or external nuisances are especiallyencouraged• The emphasis for site design should beon screening, landscaping, buffering,and effective transitioning to allow thisimportant category to succeed withoutnegative impacts on residential orcommercial areas of the CityAn alternative use that may be consideredon a very limited basis in the 21st CenturyIndustrial area is loft-style residentialdevelopment in reclaimed industrial buildings.Opportunities for artist lofts and open-floorplanresidential development may exist within new,innovative mixed-use projects. Such projectswould be an ideal fit within the 21st CenturyIndustrial area. Such housing will only beconsidered when all potential environmentallimitations have been identified, and ifnecessary, neutralized.The majority of the 21st Century Industriallands in Troy surround the Maple Road category(see page 105), although they are intermingledwith areas planned for the Automall, the SmartZone, and the Transit Center. Existing landuses along Maple Road vary widely, and donot have a clear, identifiable character. MapleRoad is primarily experienced as a series ofnodes that center on north-to-south trafficleading into and out of Troy from the Big BeaverCorridor. For this reason, Maple Road is plannedas a series of areas designed to support the BigBeaver Corridor and the Smart Zone, such as thebusiness-to-business uses noted above.The 21st Century Industry classificationprovides area for conventional manufacturingand assembly uses, but with a broaderinterpretation of what industrial areas canbecome. In addition to conventional industrialuses, shops, and warehousing, this category canbe home to business-to-business uses that don’trequire a significant public presence, but whichwork in tandem with the Knowledge Economyuses encouraged within the Smart Zone andNorthfield. Suppliers, fabricators, printers, andmany other supporting uses which strengthenthe City’s appeal as a home to 21st Centurybusinesses are all encouraged in this category.CHAPTER 9: LAND PATTERNS117

DESIGN CONCEPT• This area will recognize that manufacturingand distribution will continue to providevaluable jobs and a tax base. Emphasiswill be on maintaining a strong imageby concentrating on site and buildingmaintenance as well as redevelopment,rather than redevelopment alone.• Code enforcement will be a critical tool tomaintain the visual and physical health ofthe district.• As land becomes available, greenspace should double and storm watermanagement should improve.SITE DESIGN ATTRIBUTES••Primary parking areas are located within rearor interior side yards.Front yards will be landscaped and wellmaintainedto continue an improved image.• Green space will be placed along propertyperimeters to assist with controlling surfacestorm water runoff.BUILDING DESIGN ATTRIBUTES• The office portion of industrialdevelopments will locate nearest the publicstreet.118 CHAPTER 9: LAND PATTERNS

RECREATION AND OPEN SPACE/PUBLIC AND QUASI-PUBLICRecreation and Open Space:Extraordinary AmenitiesCITY OF TROY MASTER PLANPublic and Quasi-Public:The Foundation of Troy’s NeighborhoodsThe designation of Recreation and Open Spaceprovides areas for both active recreation andconservation of natural resources. This landuse can be either publicly or privately owned.Maintenance of these areas are essential to thepreservation of fish and wildlife habitat, waterquality, wetlands, scenic amenities, and outdoorrecreation opportunities. Other significantareas are designated throughout the City andinclude private parks and common open areasassociated with other private development.The Future Land Use Plan designates existingareas set aside for institutional uses such asschools, cemeteries, and other public andquasi-public activities. These sites are scatteredthroughout the City and are often at thecenter of the social neighborhood. Schools,especially, play a large role in the creation ofsocial neighborhoods and provide a communitycenter function.This category also includes the Civic Centersite, which contains the main operations of theCity of Troy. Since the acquisition of the formerTroy High School site in 1993 and constructionof the Troy Community Center, this locationhas empowered the City to greatly enhanceits operations and plan for future growth. Withthe addition of the model Solar Decathlonhouse and the potential future improvementsto other facilities, the City has an outstandingopportunity to showcase innovative andresponsible development practices in a visiblelocation. It is expected that the current City,Court, and Library functions will continue at thepresent location.CHAPTER 9: LAND PATTERNS119

This future land use category also includes theBeaumont Health Care Campus on DequindreRoad. The City supports the long termdevelopment of this site and encourages itsgrowth and success.Finally, the quality of utilities and serviceare inextricably tied to the quality of living,working and conducting business in the City.This category includes some areas reservedfor meeting the basic needs and expectationsof City residents through utility installations.Detention and retention basins are alsoincluded in this category.120 CHAPTER 9: LAND PATTERNS

CITY OF TROY MASTER PLANImplementationThe Master Plan is essentially a statementof policies designed to accommodatefuture growth and redevelopment. ThePlan forms the philosophical basis for technicaland specific implementation measures. It mustbe recognized that development and changewill occur either with or without planning, andthat the Plan will have little effect upon futuredevelopment unless adequate implementationprograms are established. This Chapter identifiesactions and programs available to help the Plansucceed. These are separated into 5 categories:1.2.3.4.5.RegulationSpendingFurther Planning and StudyUpdates and MaintenancePromotion of the PlanREGULATIONZoningZoning is the development control that hasbeen most closely associated with planning.Originally zoning was intended to inhibit orreduce nuisances and protect property values.However, zoning also serves additional purposeswhich include:• Promoting orderly growth andredevelopment in a manner consistent withpolicies within the Master Plan.• Promoting aesthetic quality in the City’sphysical environment.• Accommodating special, complex or uniqueuses through such mechanisms such asspecial districts, planned unit developments,overlay districts, or special use permits.• Mitigating the potential impact ofdevelopment of conflicting land uses in closeproximity (i.e. industrial uses adjacent toresidential areas).• Preserving and protecting conforming landuses until such time as they may change inaccordance with the Master Plan.• Promoting the positive redevelopment ofunderutilized or economically obsoleteareas of the City in a manner designed tocontribute to the philosophies containedwithin the Master Plan.• Protecting the natural environment.• Promoting culture and art through theconception of high-quality public spaces andarchitecture.In that spirit, the City must evaluate the entireZoning Ordinance, and should initiate theprocess of a comprehensive Ordinance revision,rather than a series of individual amendments.The Ordinance revision should be designed tospecifically address the policies contained withinthis Plan.Zoning DistrictsCertain areas of the City are located withinland use classifications in the Master Plan whichconflict with either existing zoning or existingland uses. These designations were developedin order to guide the desired development ofthese areas. Certain areas may benefit froma City-initiated rezoning in order to providemore consistency. Other areas may continueCHAPTER 10: IMPLEMENTATION121

with an existing zoning designation which maycurrently conflict with the Master Plan, and maybe rezoned in the future once the existing useterminates or conditions change. In addition,conditions in these areas may change followingamendments to the Zoning Ordinance.In particular, the City’s M-1, Light Industrialdistrict may require significant revision, orfull replacement, with a new or series of newzoning categories. While titled “Light” industrial,this District permits a wide range of moreconventional manufacturing uses that make thecreation of a high-tech environment difficult.The allowing of uses which require regular heavytruck traffic or which may create nuisancescomplicate the development of a light industrialenvironment primarily geared toward researchand other more technologically advanced 21stCentury industrial uses. The District shouldcontinue to accommodate wholesale activities,warehouses, and should be specifically gearedtoward industrial operations dedicated to thebusiness-to-business market whose externaleffects are restricted to the immediate area.Overlay or Special DistrictsThe City should consider the development ofspecial zoning districts or overlay districts inareas like Rochester Road, the Transit Center,or Maple Road in order to create site-specificregulations for special areas of the City. BigBeaver Road, for example, is the focus of a specialdevelopment code being drafted in 2008. Thiscode will be designed to implement the specificpolicies of the Big Beaver Corridor Study. Thecode will require development in the Big BeaverCorridor to incorporate characteristics of theStudy and will offer incentives to developers togo beyond minimum requirements. For instance,a height and area bonus may be granted forappropriate site design and the inclusion ofgreen development standards.The City is using overlay districts to realize the potential of special areas in the City.122 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANPlanned Unit Development:Planned Unit Development (PUD) is a powerfultool in the City of Troy that will play an importantrole in the development of land within the Cityin accordance with this Master Plan. As of theadoption of this Master Plan, the current ZoningOrdinance does not specifically permit mixedusedevelopment; however, this Master Planencourages mixed use in many areas. Whilein some instances the development of specialdistrict regulations, such as the Big BeaverDevelopment Code, may eventually allow theCity to permit mixed-use development by right,PUD will undoubtedly remain a critical tool in thedevelopment of mixed-use projects.Given the extensive areas of the City inwhich mixed-use development is encouragedby the policies of Chapter 9, the PUD optionwill be used extensively in the coming years.Developments which include a mixture ofland use opportunities, including residential,office, commercial land uses and parks or openspace are important for fostering the highquality of life envisioned within this plan, andas noted above, PUD may be the only toolavailable to allow it to move forward. A PUDalso offers the benefits of flexible design andencourages innovative and creative planning.Consequently, PUD should be encouragedwithin any area of the City planned for mixedusedevelopment.Conditional RezoningConditional zoning is a technique permittedin Michigan which allows an applicant seekinga rezoning to voluntarily attach conditions tothe request which would further restrict theproperty, should the rezoning be approved. Inother words, an applicant may wish to voluntarilysubmit a rezoning request to an intensecommercial category, with an added conditionthat the property will not be used for a fastfoodestablishment. The technique can not beused to loosen regulations of the underlyingzoning district. The primary application forconditional zoning may be in cases where aspecific intended use an applicant has in mindwould require a rezoning to a much more intensecategory than necessary. In order to protectthe community from the other uses that couldbe permitted by the more intense category, theapplicant can voluntarily propose conditionsthat would prohibit the use of the property forthe more intense uses. Conditional zoning mustbe introduced by the applicant; the City is notpermitted to request conditions.SPENDINGCapital ImprovementsThe City Council adopts a budget whichincludes an in-depth analysis of plannedcapital expenditures developed withinindividual departments. This budget iscarefully developed with input of the City’sdepartment heads. However, the City does nothave a comprehensive, coordinated plan formajor improvements and purchases, and thisbudgeting process is not done within the contextof planning.A Capital Improvement Plan (CIP) is ablueprint for planning a community’s capitalexpenditures, typically over a five (5) yeartimeframe. This Capital Improvement Planwould be a long range plan, designed to beevaluated yearly. It coordinates planning,financial capacity and physical development.The Capital Improvement Plan would be usedas a management tool for the City budgetand planning processes. The Plan wouldhelp to achieve maximum use of taxpayers’dollars, encourage more efficient governmentadministration, aid in grant processes and helpmaintain sound finances.CHAPTER 10: IMPLEMENTATION123

A wide range of public facilities and equipmentshould be considered in capital improvementplanning. Capital improvement planningdeals with the purchase or construction of,major repair, reconstruction or replacement ofcapital items, such as buildings, utility systems,roadways, bridges, parks and heavy equipmentwhich are of high cost and have a longer usefullife. A Capital Improvement Plan has a numberof advantages including;• Facilitates coordination between capitalneeds and operational budgets.• Allows for better scheduling of publicimprovements and coordination ofconstruction.• Enhances the community’s credit rating,control of its tax rate, and avoids suddenchanges in its debt service requirements.Typically, there are two (2) parts to a CapitalImprovement Plan. First, the capital budget,which is the year’s spending plan for capitalitems. Second is the capital plan, which is thestrategic plan for the five (5) year span of capitalimprovements.A critical part of the Capital Improvement Planprocess is the relationship to the Master Plan.The Master Plan was developed with broadcitizen input and participation throughoutthe plan process. The Master Plan encouragessound planning principles both with privatedevelopment and with the services that the Cityprovides to residents. The Plan recognizes thatpublic facilities and services directly impact thequality of life, and that quality of life must be aprime focus of the City in order to compete fora 21st Century workforce. Therefore, capitalimprovements should be carefully plannedand developed in a manner which minimizesadverse effects on the City’s environment,population and economy.A proven process for preparing a five (5) yearCapital Improvement Plan involves a series ofsteps relying upon the participation of individualCity Department Directors. The process wouldbe as follows:1.2.Initial Meetings. The Department Directorswould meet as a group and would be askedto identify anticipated capital improvements.Directors would be asked to provide priorityrankings, without identifying a specific yearfor implementation. The results of thesemeetings would then be compiled. Afterwhich possible opportunities for cooperation,as well as potential conflicts, would beidentified.Plan Formulation. Following the input of theDepartment Directors, the plan would bedrafted. The draft plan is then presented tothe City Council.City Council Input. In a study session, theCity Council would provide feedback to theDepartment Directors. The City Council shouldoffer policy guidance and input on the priorityprojects listed in the plan.A CIP will allow the City to plan for localimprovements which specifically support thehigh quality of life, transit-oriented features, andmixed-use, walkable character for which thisMaster Plan advocates.Corridor Improvement Authorities:A new tool is available to Troy targeting agingcommercial corridors. This is a new communitydevelopment tool signed into law in 2005. Thistool is available throughout Michigan and isdescribed here for informational purposes only.Any consideration of establishing a CorridorImprovement Authority would be done at theCity Council level. The Act allows communitiesto create “Corridor Improvement Authorities”(CIA) which function in a manner similar to a124 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANDowntown Development Authority (DDA), butwith special powers, conditions, and criteriaunique to commercial corridors. One of thechief features of a CIA is the ability to fundimprovements through the use of tax incrementfinancing. A CIA must have an adopteddevelopment plan to establish how it intends toutilize its funds.The Act is intended to combat thedeterioration of existing business districts andpromote economic development efforts withinthese districts. Unlike DDAs, communities arepermitted to create as many CIA districts as theywish, provided no single parcel is located withinmore than one CIA district.Like a DDA, a CIA is granted specific powersand duties to empower it to accomplish itsmission. Specific objectives may include:• Construction and improvement of publicfacilities and infrastructure• The acquisition, owning, conveyance,disposal of or leasing all or part of land, realor personal property, or interests in property.• Accepting of grants and donations ofproperty, labor or other things of valueneeded to implement projects identified inCIA planning documents.In order to create a Corridor ImprovementAuthority, the City is required to pass a resolutionof intent to establish such an authority for aspecific area. As noted above, the establishmentof a CIA and the use of TIF to fund its progressrequire a development plan. The plan sets forththe objectives for the improvement of the CIADistrict, provides a schedule of implementation,anticipated revenues, procedures for thespending of revenues and disbursement ofexcess revenues.The boundaries of a CIA district are referredto in the Act as the “development area.” TheAct provides criteria to determine what mayconstitute a development area; and states thatthe proposed area must comply with all of thefollowing:• The development area must be situatedadjacent to an arterial or collector road,as defined by the Federal HighwayAdministration manual “Highway FunctionalClassification- Concepts, Criteria, &Procedures.”• The development area must contain noless than 10 contiguous parcels or at least 5contiguous acres.• No less than 50 percent of the existingground floor area must be commercial withinthe proposed development area.• Residential, commercial or industrial useshave been permitted and/or conductedwithin the development area for the past 30years.• The development area must currently beserved by municipal water and sewer.• The development area must be zoned toallow mixed use development, includinghigh-density residential.• The City must agree to expedite thepermitting and inspection process, andto modify the Master Plan to provide forwalkable, non-motorized interconnections,such as sidewalks and streetscapes, withinthe development area.CHAPTER 10: IMPLEMENTATION125

Downtown Development AuthorityThe Troy Downtown Development Authority(DDA) is an existing committee appointedby the Mayor and City Council, charged withthe planning for the DDA area. The DDA mayacquire land, build or renovate buildings, andbuy, create, or renovate public facilities withinthe DDA boundary. The Boundary of the TroyDDA surrounds the most intense parts of theBig Beaver Corridor. The DDA is able to use taxincrement financing to build a financial structureto proactively improve parts of the DDA area.Brownfield Redevelopment AuthorityAs described in Chapter 7, the City of TroyBrownfield Redevelopment Authority canoffer financial incentives for cleanup andredevelopment in the form of Tax IncrementFinancing (TIF) reimbursements and the SingleBusiness Tax Credit.Using these resources, the work of theBrownfield Redevelopment Authority hasresulted in redevelopment of sites throughoutthe community that could otherwise haveremained vacant or underutilized.FURTHER PLANNING AND STUDYSite and Architectural Pattern BooksThe City of Troy Master Plan envisionsa community of unique neighborhoods,corridors, and public places. The mixture ofuses, accessibility, architecture and site designall contribute to the final product. Techniquesadopted within the Zoning Ordinance willallow the City of Troy to drive developmentthat includes an appropriate mix of land uses,while meeting established minimums for area,bulk, height, and site layout. However, the lessquantifiable elements of development, suchas aesthetic quality, material choices, andarchitectural elements are harder to regulate.In most cases, the City should not specify ahomogeneous style, but should provide aframework within which site designers andarchitects can work so that their project,while an expression of the owners vision, iscomplementary to the character of the settingin which it is placed.Given that many of the mixed-usedevelopments that are and will occur withinTroy will be developed under the City’s PlannedUnit Development option, the City will have acertain degree of latitude with regard to siteand architectural design. Consequently, theCity should consider developing a patternbook which may also be known as a site andarchitectural design guide, to inform theplanning process, and to empower designersto create projects that are most appropriatein the setting within which they are working.Ultimately, the pattern book, or a series ofpattern books for different areas, will drivedevelopment that is consistent with the intendedcharacter of areas throughout the City whileallowing for variety from project to project.The pattern book is essentially a masterplan for aesthetics. In other words, itestablishes a series of philosophies about siteand architectural design. The pattern book isintended to provide a foundation upon whichCity staff, the Planning Commission, and CityCouncil can evaluate design choices in thecontext of the intended character of an area,especially in cases where PUD regulations arebeing used.Pattern books are best applied in small areas,to incubate the look or character of a specialneighborhood, corridor, or district. In manycases, communities would benefit from havingseveral pattern books throughout the City, eachdesigned after a public participation processin the area for which it is being developed. A126 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANcombination of local analysis, public input, andprofessional expertise is necessary to draft sucha document. Ultimately, the draft will be filteredthrough the lens of this Master Plan, and finally, itwould be adopted by the Planning Commissionas a policy. The pattern book is then provided toprospective applicants and local decision makersto help these two parties come together morequickly on development projects.While an applicant may not be expected tofulfill all the standards within a pattern book,they will often find comfort in that the patternbook is a document created by the PlanningCommission in order to better communicatethe design ideas they most value. The PlanningCommission and City Council, when consideringa site plan, special land use, or PUD, will have theadded benefit of the pattern book’s guidance todiscuss potential site design characteristics withan applicant.Areas in the City where the creation of apattern book may be most appropriate include,but are not limited to, Rochester Road, the areasurrounding Oakland Mall, and the Transit Centerarea.Green Building ManualThe City should consider the developmentof a Green Development Manual. ThisManual would be applicable throughout theCity and would describe the most desirablegreen practices the City seeks in developmentand redevelopment projects. The Manualwould serve in a capacity similar to a site andarchitectural pattern book, which sets standardsupon which designers could base their work.The Manual could include a wide variety oftechniques, many of which may help a projectachieve LEED Certification, although theobtaining of LEED Certification itself should notbe a specific focus of the Manual. Instead, theManual would introduce a wide variety of greentechniques, explain where they would be mostappropriate, describe the potential pros ad cons,costs and impacts, and provide alternatives.Incorporation of elements introduced in theManual would be used as additional incentivesduring the approval process for PUDs, siteplans, or other projects within the City. Themanual would be heavily illustrated, regularlyupdated, and widely distributed. In the spiritof regional leadership, such a document couldbe shared throughout the Southeast Michiganarea to help other communities create their owngreen development manuals or standards.Small areas with unique characteristics, such as the historic area,may benefit from a pattern book to address special design needs.CHAPTER 10: IMPLEMENTATION127

The manual would provide specific directionfor designers and could also prioritize thosegreen features that would make the largestimpact in a given area of the community. Forinstance, the green manual could call for specificstorm water management techniques alongRochester Road. More than a simple manual forgreen techniques, it could serve as a policy guideas well.Development StandardsThe City of Troy employs DevelopmentStandards to regulate the physical specificationsfor engineering elements throughout theCity. One of the many areas covered by theDevelopment Standards is the design ofdetention and retention basins. Many LIDtechniques can be applied to these necessaryfeatures to make them more effective, toencourage infiltration, to reduce maintenance,and to help them become more aestheticallypleasing. The City should consider revising theexisting Development Standards, especially withregard to stormwater management, to ensurethat LID strategies are employed wheneverpossible.Subarea PlansSpecial zoning districts and overlay districtsare powerful regulatory tools, and patternbooks are beneficial advisory tools that allowthe City to tailor development in specific areasof the community. In order to develop thesetools, however, the City must first engage ina planning process to build a foundation forthese regulations or standards. The creationof target areas, or subarea plans, is an advisablestep designed to build consensus and informthe City’s administration. Such studies can helpthe City Council make spending decisions, helpthe Planning Commission make developmentdecisions, and assist potential developersin selecting the best sites for their intendedprojects.The unique characteristics of certain areaswithin Troy warrant additional study that goesbeyond the scope of this Master Plan. The levelof detail necessary to more fully understand thephysical characteristics of certain neighborhoodswould require a degree of analysis that mustbe included in a stand-alone document. Thesestand-alone documents can be incorporated byreference into this Master Plan. The Big BeaverCorridor Study, for instance, is incorporated asan adopted part of this Master Plan, althoughit was developed separately. The creation ofa Big Beaver Development Code relies on thespecial planning process and collected dataand recommendations made in the Big BeaverCorridor Study.While pattern books may be sufficient toassist in the development review process wherePUDs and isolated projects are proposed incertain areas, very special areas that have littleor no similarity with the rest of Troy may requiretheir own special zoning provisions. The areasurrounding the Transit Center, Rochester Road,or Oakland Mall should first be analyzed in aseparate subarea study. Additional study willreveal the best course of action in such locations,be it a special district, an overlay district, patternbooks, or other methods best suited to realizethe intended character of the area being studied.UPDATES & PLAN MAINTENANCEThe planning process, in order to be effective,must be continuous. The Master Plan must havea character that encourages its regular use inthe planning process, as it represents the City’spolicies for the future. If the Plan is to perform itsproper function in a continuous planning processand serve as the official reference for discussionsand decisions on many different matters, it mustbe kept up-to-date. This program for revision ofthe Master Plan is therefore necessary.128 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANIn addition to keeping the Master Plan upto date, a regular monitoring program hasseveral other benefits. First, such a programbroadens the area of community agreement ondevelopment policies over time. The processinvites open reconsideration of alternatives tomajor decisions and encourages exploration ofnew issues and secondary questions.Review of the Plan at regular intervalswill broaden and deepen the PlanningCommission’s and City Council’s knowledge ofthe Plan, and help to identify its shortcomings.Along with the Plan’s use in day-to-day decisionmaking, a regular review process will assure thatthe Plan will be a living document. The Plan’spolicies, while firm and definite, must not befrozen in time.Regular review will avoid delays that mightotherwise be caused by calls for more studyon certain issues before the Plan updates areadopted. A regular review program assures thatissues requiring further examination will bestudied at proper levels of detail at appropriatetimes and that policy changes resulting fromsuch studies can be made swiftly.The Master Plan maintenance program willhave two objectives:1.2.Determine the extent to which the City isactually implementing the policies of theMaster Plan.Determine whether the Plan’s policies arestill desirable and appropriate in light ofchanging circumstances.The program will consist of an annual reviewby the Planning Commission; the results of whichwill be transmitted to the City Council in a report.Such review might result in a recommendationto change a portion of the Plan. A morecomprehensive review of the Master Plan shouldbe made at intervals no longer than five yearsto comply with State of Michigan enablinglegislation. This practice will also enable thePlanning Commission and City Council to see theimplications of accumulated annual revisions inperspective and to make proper adjustments.Annual reviews may indicate the need for amajor review in less than five years.The actual components of an annual reviewwill be determined by the Planning Commissionat the start of the review. The following should beamong the elements studied by the Commission;others might be added as circumstances suggest.• Development proposals approved or denied:rezoning petitions, site plans, PUDs, etc.• Land use regulations: Zoning Ordinanceamendments made in the past year orexpected to be needed in the future.• Building permits issued, by land use category;estimate of number of dwelling units, bytype, added to the housing stock; estimatesof current population of the planning area.• Sanitary sewer and water capacities andplanned improvements.• State equalized valuation, by assessor’scategories.• Traffic counts in relation to road capacities.• Programmed road improvements.• Changes in public transportation service, pastyear and proposed in the future, that affectthe planning area.• Major zoning and land use changes in thepast year and likely in the coming year.CHAPTER 10: IMPLEMENTATION129

PROMOTION OF THE PLANCitizen involvement and support will benecessary as the Plan is implemented. Localofficials should constantly strive to developprocedures which make citizens more aware ofthe planning process and the day to day decisionmaking which affects implementation of thePlan. A continuous program of discussion,education, and participation will be extremelyimportant as the City moves toward realizationof the philosophies contained within theMaster Plan.The City may wish to consider developinga marketing strategy for the Master Planinvolving promotion of the Plan’s adoption,distribution of the document digitally overthe City’s website or a dedicated websitedesigned exclusively for the Plan, and a seriesof workshops. The City may also considerdevelopment of an executive summary poster,pamphlet, or brochure with widespreaddistribution throughout the City. A single pointperson should be trained and available at theCity to give a consistent, accessible voice to theMaster Plan.A comprehensive marketing program forthe Master Plan will help the City more fullyincorporate the policies and philosphies of thePlan in everyday decision making throughoutCity departments and at the Council level.130 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANRegulationImplementation Summary• Initiate a comprehensive Zoning Ordinance revision.• Consider creation of new zoning classifications or major revisions to existing categories.• Create special districts or overlay districts for target areas.• Use Planned Unit Development in areas prescribed for mixed-use development, especially whereunderlying zoning complicates execution of projects in keeping with this Master Plan.• Utilize conditional rezoning to allow for the creation of special zoning considerations for uniquesites and in instances where special attention to potential negative impacts must be observed.Spending• Develop a separate Capital Improvements Planning process, independent of the City’s budgetprocess, to ensure that planned improvements are in keeping with the philosophies and policiesof the Master Plan.• Consider the use of Corridor Improvement Authorities along Rochester Road and Maple Road inorder to capture tax increment financing to accomplish policies set forth in the Master Plan.• Coordinate with the Downtown Development Authority and Brownfield RedevelopmentAuthority to ensure that these important entities are supporting projects most in keeping withthe philosophies and policies of the Master Plan.Further Planning and Study• Develop site and architectural pattern books for areas throughout the City where specialcharacteristics differentiate the area from the rest of the community, especially in areas wherePUD will be used to accomplish the goals of the Master Plan.• Create a green development manual for the City to encourage and consider environmentallysustainable development.• Revise the City’s Development Standards to mandate the use of innovative stormwatermanagement techniques throughout the City.• Develop subarea plans for special areas, such as the Rochester Road Corridor, where uniquecharacteristics of the area require in-depth study to determine the specific courses of action theCity should take to achieve the larger goals of the Master Plan.Updates and Maintenance•Adopt a regular monitoring program for the Master Plan involving annual Planning Commissionreview and a comprehensive review every five years or less.Promotion of the Plan• Continuously promote the Master Plan in regular business of the Planning Commission and CityCouncil, and within the departments of the City.• Develop a marketing strategy involving the internet, promotional materials, and publicworkshops to promote and educate users about the Master Plan.CHAPTER 10: IMPLEMENTATION131

132 CHAPTER 10: IMPLEMENTATION

CITY OF TROY MASTER PLANIndex of Key ConceptsThis Master Plan includes a great dealof material on a wide variety of topics.However, it focuses on a series ofimportant concepts that were supported byTroy Vision 2020, the SGRAT workshop, theCommunity Survey, and the feedback of thePlanning Commission and City Staff. This Indexis intended to help the reader find references tothese main ideas more quickly.Each Key Concept or topic area below isfollowed by a series of pages on which referencesto it can be found:Aging population: 77, 79, 80, 81Art: 22, 26, 101, 102, 106, 113, 117, 121Brownfields: 40, 49, 66, 126Civic Entrepreneurs: 3, 7, 8, 141Downtown Development Authority: 38,124, 126Education and Learning: 17, 18, 19, 23, 24,27, 28, 38, 39, 88Leadership in Energy and EnvironmentalDesign (LEED): 68, 69, 70, 71, 88, 111, 127Low Impact Development (LID): 5, 15, 58,59, 61, 65, 67, 75, 103Mixed-use: 5, 20, 21, 22, 24, 26, 27, 31, 32,33, 37, 38, 40, 48, 49, 52, 67, 71, 85, 87, 93,99, 01, 103, 104, 105, 107, 109, 115, 117, 123,124, 126Non-motorized transportation, pathwaysand trailways: 4, 22, 23, 27, 41, 46, 47, 52,53, 67, 88, 95, 125Sustainability and SustainableDevelopment: 13, 14, 15, 29, 30, 31, 34, 40,55, 58, 61, 63, 67, 68, 70, 75, 83, 88, 106Transit: 12, 13, 15, 39, 40, 44, 47, 48, 49, 51,53, 52, 54, 67, 70, 72, 75, 86, 105, 106, 107,108, 110, 112, 115, 116, 117, 122, 124Villaging: 20, 27, 47, 48, 52, 57, 65, 87, 88,93, 96, 108, 115Energy and Energy Planning: 14, 29, 31, 35,36, 59, 60, 63, 67, 68, 69, 70, 71, 72Knowledge Economy: 9, 14, 17, 23, 24, 29,31, 32, 34, 49, 50, 80, 81, 82, 83, 109, 111KEY CONCEPTS133

134 KEY CONCEPTS

CITY OF TROY MASTER PLANAppendix 1.1Current Land Use ConditionsAn existing land use inventory is a criticalplanning tool. In the development oflong range planning goals, the Citymust possess a clear understanding of thecurrent conditions in the community.Table A.1: Existing Land Use Inventory By PercentageLand Use Category Acres SQMile% of TotalLand UseResidential Low Density 10122.1 15.8 47.0Rights of Way / Private Roadway3708.1 5.8 17.2Industrial 1631.8 2.5 7.6Public / Quasi Public 1463.8 2.3 6.8Recreation / Open Space /1291.4 2.0 6.0WaterOffice High Intensity 513.6 0.8 2.4Residential High Density 499.0 0.8 2.3Office General 460.1 0.7 2.1Research & Technology 382.4 0.6 1.8Commercial Local 386.5 0.6 1.8Residential Medium Density 267.0 0.4 1.2Utility 205.8 0.3 1.0Commercial Center 184.8 0.3 0.9Commercial Regional 175.7 0.3 0.8PUD 113.7 0.2 0.5Auto Dealership 100.6 0.2 0.5Consequently, this Appendix includes acomplete Existing Land Use Inventory. TheInventory was prepared using the City’sGeographic Information System (GIS) using dataprovided by the City’s Assessing Department,and was current as of March, 2007.Note that vacant buildings and property arenot specifically designated in this inventory. Forexample, a vacant lot in a residential is shown tobe a residential lot. Notable vacant buildings andsites in Troy include the following:• There is a vacant 24 acre parcel at thenorthwest corner of Crooks and Long LakeRoad, in section 8.• The office building on the 40-acre Kmartsite at the northwest corner of Coolidge andBig Beaver is vacant and is scheduled fordemolition. On October 15, 2007, conceptualdevelopment plan approval was grantedfor The Pavilions of Troy PUD, a mixed usedevelopment.• Approximately 15 percent of all industrialbuildings in Troy are vacant.Residential UsesThe pattern of existing land use in Troy isheavily influenced by the rapid post-WorldWar II investment in new development. Themost intense period of residential growthoccurred between 1960 and 1980, a periodcharacterized nationwide by a trend ofsuburbanization. Approximately 51 percentof Troy’s existing residential propertieswere developed during these two decades.Residential growth continued at a slower pacethroughout the 1980’s and 1990’s, then slowingsignificantly during the new millennium as theCity approached build-out.Residential land uses in the City have beenclassified under the following categories withinthe Existing Land Use Inventory:APPENDIX135

ADAMS RDROCHESTER RDJOHN R RDDEQUINDRE RDSOUTH BOULEVARD SQUARE LAKE RDI-75LONG LAKE RDLIVERNOIS RDBEACH RDWATTLES RDCOOLIDGE RDBIG BEAVER RDCROOKS RDMAPLE RDSTEPHENSON HWY14 MILE0 2,500 5,000 10,000FeetPlot Generation: 1.28.08City of Troy - Existing Land UseResidential Low DensityResidential Medium DensityResidential High DensityResidential Manufactured HousingOffice GeneralOffice High IntensityCommercial LocalCommercial CenterCommercial RegionalAuto DealershipResearch & TechnologyIndustrialRecreation / Open Space WaterPublic / Quasi PublicPUDUtilityCity BoundarySurrounding -Existing Land UseVacantBasemap Source: Oakland County PlanningCity Land Use Source: City of TroySurrounding Land Use Source: Oakland Countyand USGS National Land Cover DataSingle Family ResidentialMultiple Family ResidentialMobile Home ParkCommercial / OfficeIndustrialPublic / InstitutionalTransportation / Utility / CommunicationRecreation / Conservation136 APPENDIX

CITY OF TROY MASTER PLANTable A.2: Residential Properties Built By YearYearNumber of % of Total Total Sq. Ft. % Sq FtPropertiesPrior to 66 0.26 166,357 0.3119101910 - 1919 53 0.20 77,678 0.141920 - 1929 281 1.09 391,747 0.731930 - 1939 249 0.96 325,294 0.601940 - 1949 642 2.48 905,893 1.681950 - 1959 2,344 9.06 3,643,936 6.771960 - 1969 3,716 14.37 6,840,259 12.721970 - 1979 9,542 36.90 18,454,895 34.311980 - 1989 3,263 12.62 8,066,919 15.001990 - 1999 3,849 14.88 10,247,788 19.052000 - 2007 1,854 7.17 4,667,904 8.68Totals 25,859 100.00 53,788,670 100.00Low Density ResidentialThis category includes areas containingdetached single-family dwelling units andaccessory structures in subdivisions or sitecondominiums (0 to 5 units per acre). This isthe most predominant land use in the City,comprising almost one-half of the area ofthe City. Lot sizes are generally largest in thenorthwest corner of the City and get smalleras you move in a southeasterly direction.Medium Density ResidentialThis category includes areas containingattached dwelling units and accessorystructures (6 to 10 units per acre). Theseconsist of a variety of housing forms,including duplexes, townhouses, apartmentsand assisted living facilities. These uses aregenerally located on major thoroughfaresand have historically been thought of astransitional uses between the road and lowdensity residential neighborhoods.High Density ResidentialThis category includes areas containingmultiple attached dwelling units andaccessory structures (11 or more units per acre).These consist of a variety of housing forms,ranging from three-story buildings to high-riseapartments. These uses are generally located inthe southern third of the City.Manufactured Housing CommunityThis category includes manufactured housingcommunity and accessory structures, buildingsand open spaces. The only manufacturedhousing community in Troy is the 285-unit TroyMobile Home Villas, located east of StephensonHighway in Section 26.Table A.3: Commercial and Office Properties Built By YearYearNumber ofProperties% ofTotalTotal Sq. Ft.% Sq FtPrior to 5 0.31 138,112 0.2519101910 - 1919 3 0.19 9,362 0.021920 - 1929 2 0.12 13,022 0.021930 - 1939 3 0.19 3,417 0.011940 - 1949 14 0.87 62,314 0.111950 - 1959 63 3.91 955,189 1.761960 - 1969 344 21.33 10,306,018 18.991970 - 1979 534 33.11 16,683,112 30.741980 - 1989 389 24.12 16,518,995 30.431990 - 1999 147 9.11 5,688,012 10.482000 - 2007 109 6.76 3,901,245 7.19Commercial and Office UsesThe rate of commercial and industrial growthaccelerated in the 1960’s and peaked duringthe 1970’s. Approximately 57 percent ofTroy’s commercial and industrial properties,about 33,000,000 square feet of space, wereconstructed during this time. Approximately5.2 million square feet of office was developedduring the 1970’s and 9.7 million square feetof office was developed during the 1980’s, asBig Beaver evolved into the preeminent officemarket in Metropolitan Detroit.APPENDIX137

General OfficeThis category includes smaller office buildingsthat are one, two, or three stories in height.General office uses are mostly located alongmajor thoroughfares in Troy, with some areasalong Big Beaver Road, Maple Road, and KirtsBoulevard.High Intensity OfficeThis category includes larger office buildingsthat are four or more stories in height. Highintensity office uses are generally located alongBig Beaver Road and Stephenson Highway and inthe Northfield Hills Corporate Center area. Somehigh intensity office buildings include attachedaccessory uses such as restaurants or commercialretail.Local CommercialThis category includes commercial usesdesigned to meet the daily convenience,shopping and service needs of personsresiding in adjacent residential neighborhoods.These uses are generally located along majorthoroughfares.Center CommercialThis category includes commercial usesdesigned to meet the needs of a larger consumerpopulation than is served by Local Commercialuses. Commercial centers are comprisedof a large commercial anchor with smallersupporting commercial businesses. These usesare generally located at the intersection of majorthoroughfares.Regional CommercialThis category includes commercial usesdesigned to meet regional shopping needs,characterized by the presence of large-scalecomparison shopping establishments. Thereare two regional commercial areas in the City,Troy Somerset Collection on the north and southsides of Big Beaver in sections 20 and 29 andOakland Mall on the north side of 14 Mile insection 35.Automobile DealershipThis category includes the automobiledealerships located within the plannedautomobile dealership center located northof Maple Road in section 29. There is also anisolated automobile dealership located on JohnR, north of 14 Mile in section 35.Planned Unit DevelopmentsThis category includes uses that are designedand approved through the Planned UnitDevelopment (PUD) approval process. Theselocations encompass a variety of differentland use types, and are often home to a mix ofland uses on the same site, and may includeresidential as well as commercial or officedevelopment.Industrial UsesThe City of Troy has a significant industrial areasouth of Big Beaver Road. While experiencinga high rate of vacancy in recent years, between15 and 18 percent 1 , the availability of primeindustrial or former industrial sites in the Cityprovides a unique opportunity to encourage andimplement many of the techniques describedthroughout this plan to attract knowledgeeconomy businesses. The following usecategories have been assigned to the industrialareas of the City:Research and TechnologyThis category includes industrial-research andoffice-research uses. These uses are generallylocated in the Northfield Hills Corporate Centerarea in sections 8 and 9, south of Big Beaver in1. City of Troy Assessing Department, July 2007138 APPENDIX

CITY OF TROY MASTER PLANsection 26 and in the Stephenson Highwayarea in section 35.IndustrialThis category includes uses where materialsare processed, fabricated, assembled,manufactured or where equipment, materialsor wastes are stored indoors or outside.Industrial areas are generally located withinindustrial parks in the southern third of theCity. Two industrial parcels are exceptionsto this rule, Versa Tube in section 15 onRochester Road and KAMAX-G.B. Dupont, L.P.at the northeast corner of Long Lake and I-75.Public UsesPublic/Quasi-PublicThis category includes publicly ownedfacilities such as public schools, parks,government buildings, and cemeteriesand quasi-public uses such as public land,churches, clubs, and schools.• The Troy School District operates twelveelementary, four middle, and three highschools within the City. These schoolsoccupy about 390 acres of land. Inaddition to the schools, the Troy SchoolDistrict has other properties in the City,including Niles Continuing EducationBuilding, the Administration Building, busgarage, and several vacant properties.The Troy School District encompassesmost of the City, but small segmentsalong its perimeter are served by six otherschool districts. Three of these schooldistricts, Birmingham School District,Avondale School District, and WarrenConsolidated Schools, have elementaryschools in Troy. In many cases throughoutTroy, local schools are located at or nearthe center of the individual sections of theCity, providing an excellent framework for thesocial neighborhoods of the City, which areexplored in more detail in the future land usediscussion in this Plan.• There are 56 churches distributed throughoutTroy, occupying approximately 415 acres inarea.• Troy has four publicly-owned cemeteries. Inaddition, White Chapel Cemetery is a 205-acre private cemetery located west of I-75 insection 16.• Government buildings located in Troy includeTroy City Hall and Troy Police Department(500 W. Big Beaver), Troy Department ofPublic Works (4693 Rochester Road) and 52-4District Court (520 W. Big Beaver).• There are six fire stations spread throughoutthe City. The Fire/Police Training Centeris located at 4850 John R in section 11.Administrative Offices are located in City Hall,500 W. Big Beaver.Recreation / Open Space / WaterThis category includes public and private parks,preserved or dedicated open space and openwater features.The Troy Parks and Recreation Departmentmanages more than 850 acres of parklandincluding 14 existing parks, two golf courses,a nature center, community center and familyaquatic center. Parks are generally located nearresidential neighborhoods. There are presently12 undeveloped City-owned parcels that areunder consideration for development as parks.The most significant water feature in Troy isthe Rouge River, which flows southerly throughthe northwestern portion of the City. Severalcreeks and drains provide drainage to otherAPPENDIX139

areas within Troy. There are some small lakesand ponds scattered throughout the City. Aconcentration of seven lakes in section 2 issurrounded by single-family development.Utility / Retention Basin / AirportThis category includes public utilities suchas the Detroit Sewer & Water facility in section1, all retention basins and the Oakland/TroyAirport in section 32.Rights of Way / Private RoadwayThis category includes public rights of waysand private roads.140 APPENDIX

CITY OF TROY MASTER PLANAppendix 1.2Smart Growth ReadinessAssessmentExcerpt from the Introduction“To engage the civic entrepreneurs of Troy, onJune 21, 2007, the City conducted a Master Planworkshop which involved a selected participantlist of over 150 invitees. Those invited toparticipate on the workshop process representeda wide cross section of Troy’s population,and included business owners, City officials,volunteers, and many other participant groups.communities interested in growing smart. TheSGRAT is the most comprehensive such tool inthe nation.”The following Appendix section is theSummary report identified in the Introduction.In this workshop, the participants wereengaged to employ the “Smart Growth ReadinessAssessment Tool,” (SGRAT) a new programdesigned by the Michigan Land Policy Instituteat Michigan State University. The tool is designedto help communities learn how to incorporate“Smart Growth” principals into their land usemanagement practices. “Smart Growth” is a termconceived in 1996, when the EnvironmentalProtection Agency lead a group of organizationsto form the Smart Growth Network. The SmartGrowth Network is a group dedicated to creatingnew land development practices which “...boostthe economy, protect the environment, andenhance community vitality,” as stated by theSmart Growth Network.A comprehensive document including theresults of the June 21, 2007 workshop andan analysis of the findings uncovered by theSGRAT can be found in an appendix to thisPlan. The Tool is intended to assess how well acommunity is prepared to develop according tothe Ten Tenets, to allow communities to measureprogress over time, and to supply resources forAPPENDIX141

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IntroductionOn June 21, 2007, the City of Troy conducted a Master Plan workshop which involved aselected participant list of over 150 invitees. Those invited to participate in theworkshop process represented a wide cross section of Troy’s population, and includedbusiness owners, City officials, volunteers, and many other participant groups.This workshop was designed to help the City Planning Commission work with a focusedgroup of individuals to complete a program designed by the Michigan Land PolicyInstitute at Michigan State University called the “Smart Growth Readiness Assessment,”or SGRAT. The SGRAT was designed to help communities learn how to incorporateSmart Growth principals into their land use management practices. The Smart Growthframework, and consequently the Smart Growth Readiness Assessment Tool, isorganized around a set of Ten Tenets. These Tenets are:1. Create a range of housing opportunities and choices.2. Create walkable communities.3. Encourage community and stakeholder collaboration in development decisions.4. Foster distinctive, attractive communities with a strong sense of place.5. Make development decisions predictable, fair, and cost-effective.6. Mix land uses.7. Preserve open space, farmland, natural beauty and critical environmental areas.8. Provide a variety of transportation options.9. Strengthen and direct development towards existing communities.10. Take advantage of compact building design.What is the Smart Growth Readiness Assessment Tool?• It is a set of online assessments for scoring how well a community is prepared todevelop according to the Smart Growth principles.• It is designed to provide communities with a baseline score, and can be used tomeasure progress.• It provides extensive resources for communities interested in growing smart,including case studies of Michigan communities successfully following Smart Growthprinciples.Appendix 1.2: Smart Growth Readiness Assessment Results Summary 143

• The assessment is based on the ready/set/go model. Scoring will help a communitydetermine if it is:o Ready for smart growth. It will measure if the community has thenecessary plans in place.o Set to act. It will measure if the community has the necessary regulationsadopted or capital improvement resources secured.o Go. It will measure whether the community has already initiated actionsuch as implemented a regulation or capital improvement that supportssmart growth.• The purpose of the facilitated Smart Growth Readiness Assessment is to help guidecommunities through an evaluation of growth in their community, an evaluation ofthe plans and implementation tools they currently use to guide growth, and anidentification of tools that may better help communities produce a smart pattern ofgrowth in the future.Why did Troy decide to use the Smart Growth Readiness Assessment Tool?The SGRAT is the most comprehensive such tool in the nation- especially with thecomprehensive set of online resources and local case studies provided at theconclusion of the assessment.By measuring Troy’s Smart Growth Readiness, the City will be able to:• Point to successes as a source of community pride and marketing.• Understand and use successful best practices.• Spot the gaps in your community’s Master Plan, Zoning Ordinance andsimilar documents that limit the capacity to grow smart.• Use it as an educational opportunity for a wide range of communitystakeholders on what it takes for a community to grow smart.• Organize dialogue with neighboring jurisdictions regarding growth issuesthat cross boundaries.• Realize cost efficiencies.Appendix 1.2: Smart Growth Readiness Assessment Results Summary 144

Executive SummaryThe following is an executive summary, by Tenet, of the results of the Smart Growth ReadinessAssessment Tool in Troy.Tenet 1: Create a range of housing opportunities and choices.Points Awarded 150Points Missed 610Percentage 20%The SGRAT indicates that while Troy has made some steps towards smart growth as it relatesto affordability of a wide variety of housing types, it has room for improvement. For instance,while the assessment highlights the fact that the City has funded training for City staff forhousing affordability programs, it does not actively promote housing affordability or formallyencourage diversity of housing types in its existing planning documents. Further, while thereare a variety of housing types in the City that may allow for an array of people to becomehomeowners, the City has not proactively pursued funding assistance or renovation assistancefor the lowest ends of the economic spectrum.Tenet 2: Create walkable communities.Points Awarded 272Points Missed 284Percentage 49%Troy scored well in the area of walkability, having earned nearly half of the available points forthis Tenet. For the most part, Troy scored well on the basis of existing conditions rather than onformal requirements for pedestrian facilities. In other words, the City has done a great jobencouraging developers to incorporate pedestrian amenities, and has provided them on its own,without the backing of strong formal planning and zoning requirements.The assessment indicates that existing sidewalks and paths are largely contiguous, with veryfew breaks; however, those pedestrian systems may not always provide pedestrian access tothe most desirable places. That is, while subdivisions or other areas may be well provided withcontinuous sidewalks, they may not ultimately provide access to shopping or civic uses,specifically schools. Children and seniors are more likely to walk or ride bicycles whenAppendix 1.2: Smart Growth Readiness Assessment Results Summary 145

compared with younger adults, who most frequently have access to private automobiles,however, the assessment seems to indicate that access to schools or other civic buildings, usedmost frequently by seniors and children, are not provided strong access via sidewalks orpathways.In short, the assessment identified a weakness with regard to formal walkability requirements orplanning, strength in maintenance of existing networks, and a need for access to specificfacilities most used by populations most in need of pedestrian access. Therefore, the City mayconsider devoting new recourses to more aggressive sidewalk and pathway planning andrequirements, especially where mixed-use areas and civic uses are concerned.Tenet 3: Encourage community and stakeholder collaboration in development decisions.Points Awarded 222Points Missed 330Percentage 40%Troy was awarded approximately 40 percent of the available points for Tenet 3, which promotescollaboration between the community and its stakeholders. While the participants perceived theCity of Troy to be very good about collaboration in formal settings, such as the development ofnew Zoning Ordinance amendments or Master Plan revisions, the perception of collaborationoutside of those programs was poor. In other words, respondents felt that the City has room toimprove when it comes to general encouragement of an open, collaborative environment withspecial interest groups, adjoining communities, and the general public, especially as it relates tosmart growth principles.The assessment did identify that the city has funded Staff education, and that officials havedeveloped new programs or positions on various topics as result of new information provided byStaff as a result.Another area where the City could improve its score in this area is to develop strongercommunity outreach programs with regard to planning and growth issues. While collaborationwith schools scored well, education and collaboration with the general public, especially wheninitiated by the City itself, was not perceived well.Tenet 4: Foster distinctive, attractive communities with a strong sense of place.Points Awarded 197Points Missed 422Percentage 32%Appendix 1.2: Smart Growth Readiness Assessment Results Summary 146

The assessment awarded Troy just over 30 percent of the available points with regard to thefostering of attractive communities with a sense of place. The most points were awarded to theCity for its strength in the area of promoting good site design for neighborhood commercial andhighway commercial development. The City missed points in the areas of historic preservation,light regulation, and streetscape design. Perhaps most notably, the City has not activelypromoted historic preservation programs, although the extent of resources which could bepreserved is not factored in.While site design practices for commercial development scored well, the same was not true forresidential developments or for streetscapes in general. In particular, areas for increasedscores could be found for streetscape landscaping, natural features preservation, or thedevelopment of more residential units in mixed-use developments.Tenet 5: Make development decisions predictable, fair, and cost-effective.Points Awarded 400Points Missed 140Percentage 74%The City scored very well within the Tenet 5 section, which dealt with land use developmentdecision-making. The City received nearly 75 percent of the available points in this area, thanksto a strong perception that the City diligently maintains it’s Zoning Ordinance, Master Plan, andother community planning documents, its consistency between its zoning and planning, andperception of fairness to the development community. Respondents felt that developers aregiven a fair chance to innovate in Troy, and that most new development makes a strongcontribution to the City as a whole.The City could score even higher in this area were it to permit additional density for developerswho propose more smart-growth oriented developments. Also, participants felt that moreattention to long-range planning could be paid, although there was a positive recognition thatcurrent practices for ongoing development were strong and fair.The City received extra points for supporting participation in elected and appointed officialtraining programs, such as the Michigan State University Extension Citizen Planner Program,and continuing education in the area of planningTenet 6: Mix land uses.Points Awarded 230Points Missed 531Percentage 30%Appendix 1.2: Smart Growth Readiness Assessment Results Summary 147

The City received only 30 percent of the available points possible for Tenet 6, whichemphasizes the importance of mixed-use development. While the assessment rewarded Troyfor having encouraging language regarding the development of mixed-use projects in itsplanning documents, it lost points with regard to actual regulations permitting or encouragingmixed-uses. For instance, while the City has received vocal input from a variety of groups withregard to mixed-use development, and has taken steps to plan for such development, theZoning Ordinance still only permits such projects exclusively within planned unit developments,or PUDs.Consequently, there was a perception among respondents that developers were not pursuingmixed-use as much as they could, as they are more likely to develop projects that are permittedby right in their zoning district. Furthermore, the assessment highlighted the lack of service orcommercial uses within walking distance of dense residential areas or high-employmentcenters, and the limitations on live-work units and home occupations.Tenet 7: Preserve open space, farmland, natural beauty and critical environmental areas.Points Awarded 380Points Missed 1070Percentage 26%Troy received only 26 percent of the available points for Tenet 7, which highlights thepreservation of open space, farmland, natural beauty, and critical environmental areas. It mustbe noted that, in our opinion, as a nearly built-out community many of the questions within thissection disproportionately penalize a community of Troy’s maturity.Troy received the most points within this area from its efforts in preparing inventories for naturalfeatures and open space, its strong parks and recreation planning, permitting and promotion ofcluster housing developments, and water quality preservation techniques. The City waspenalized for a number of responses that are typical and in many cases, acceptable for a morebuilt-out community, given that the SGRAT does not take into consideration the fact that acommunity may not have any farmland, open space, or critical natural features that requireregulation or formal protection efforts. These areas where Troy did not score well include formalforest land or agricultural preservation requirements, site plan or subdivision review standardswhich help identify or protect critical farmland or large open space areas, the presence of ecotourismor agri-tourism in the community, or the presence of non-profit groups dedicated tonatural features, open space or farmland preservation.Troy could gain points in this area mainly with regard to better management of stormwater,more active watershed planning, or the active preservation of areas of natural beauty or ofcritical environmental concern.Appendix 1.2: Smart Growth Readiness Assessment Results Summary 148

Tenet 8: Provide a variety of transportation options.Points Awarded 268Points Missed 548Percentage 33%The assessment granted 33 percent of the available points to Troy for Tenet 8, which isconcerned with transportation options. The City received many points for its strong capitalimprovements planning, access management standards, well-developed subdivisionregulations, provision of transportation options for the mobility impaired (either by incomerestrictions or physical limitations), and the mitigation of the negative impacts of parking onsurrounding areas.The assessment demonstrated that the City can improve its transportation score in a variety ofareas, especially by providing stronger access to public transit, rail service, or a multi-modalmethod of access to a regional airport (which are all common shortfalls for many of SoutheastMichigan’s communities and are not necessarily unique to Troy). Troy could also gain points byencouraging better infrastructure for cycling as a viable option, and the provision of park-andrideareas for bus service. Further, the City does not make extensive use of traffic calmingdevices, which can restrict automobile traffic, but encourage safer non-motorized transportationin certain circumstances.Tenet 9: Strengthen and direct development towards existing communities.Points Awarded 286Points Missed 484Percentage 37%Tenet 9 is largely geared towards communities that have, or are part of, an urban “edge,” that is,an area where development is occurring adjacent to undeveloped areas and growthmanagement is very important. Given Troy’s location in the greater Southeast Michigancontext, and its nature as a built-out community, Troy was not always able to achieve maximumpoints in that some of the practices encouraged within this Section would not apply in thissituation. With that in mind, Troy was awarded about 37 percent of the available points forTenet 9.While Troy does get points for strict observation of its development capacity with regard toinfrastructure, it was unable to gain points for the provision of any sort of urban growthboundary, given its nature, as noted above. The City did score well by focusing in themaintenance of existing infrastructure as opposed to the development of new infrastructure, theAppendix 1.2: Smart Growth Readiness Assessment Results Summary 149

utilization of brownfield redevelopment programs, the appropriate location of schools and othercivic buildings.Troy could gain additional points within Tenet 9 by using a wider variety of tools, such asBusiness Improvement Districts, Principal Shopping Districts, or Business Improvement Zones,as the need for such support arises. The City could also gain points by using more of thefederal or state programs available for economic incentives for business recruitment, such as,but not limited to, Community Development Block Grant funds, Cool Cities Grants, or the MainStreet Program.Troy does not currently get maximum points for the encouragement of redevelopment, orpromotion of infill development. The City did score well with regard to adaptive reuse, but couldgain additional points by focusing new efforts on historic preservation, providing densitybonuses for projects which are redeveloping an existing site, or developing new programs tohelp turn over tax delinquent property in developed areas.Tenet 10: Take advantage of compact building design.Points Awarded 200Points Missed 330Percentage 38%Troy scored just under 40 percent for Tenet 10. Tenet 10 encourages communities to takeadvantage of compact building design. Primarily, Troy lost points for this Tenet based on itslack of a formal city center, with very high density development in a central, limited area. Whilecommunity leaders have expressed support for a compact city center, the Zoning Ordinancedoes not expressly concentrate such development in a single, limited central area.No restrictions have been placed on the design of big-box retailers in Troy to encourage theirdesign to be more compatible with the tighter urban pattern encouraged by this Tenet, nor hasthe City taken steps to permit or encourage “Traditional Neighborhood Development,” (a type ofmixed-use town-style design) which could both gain additional points for Troy’s nextassessment. Other areas for additional points could include the integration of parks andresidential uses in conventionally commercial-only areas, and the reuse of vacant industrial orwarehouse buildings for residential development.While the City is currently considering adoption of a form-based code along an area of BigBeaver, the lack of any form-based codes on the books at the time of this assessment cost theCity additional points in this area.Appendix 1.2: Smart Growth Readiness Assessment Results Summary 150

CITY OF TROY MASTER PLANAppendix 1.3GlossaryThe following document, “Planning and ZoningConcepts for a Sustainable Future” was providedto the City at the beginning of the Master PlanProcess and has been available for use andreference by project particpants throughout theprocess.APPENDIX151

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City of Troy Master PlanPlanning and Zoning Conceptsfor a Sustainable FutureAccess Management Civic Entrepreneur Comprehensive Plan Form-Based CodeGreen Building Infill Development LEED Low Impact Development Mixed Use ZoningNew Urbanism Overlay Zone Performance Zoning SustainabilityTraditional Neighborhood Development Transit Oriented Development WayfindingThe following pages have been preparedby Carlisle/Wortman to define some keyplanning and zoning concepts that mayarise in discussions related to the BigBeaver Corridor Study and Master PlanUpdate.January, 2007

ContentsAccess Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Civic Entrepreneur . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Form-Based Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Green Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3Infill Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3LEED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Low Impact Development (LID) . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Mixed Use Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4New Urbanism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Overlay Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Performance Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Sustainability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6Traditional Neighborhood Development (TND) . . . . . . . . . . . . . . . . .6Transit Oriented Development (TOD) . . . . . . . . . . . . . . . . . . . . . . . .7Wayfinding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8

Glossary of TermsAccess ManagementAccess management is the process or developmentof a program intended to ensure that the majorarterials, intersections and freeway systems serving acommunity or region will operate safely and efficientlywhile adequately meeting the access needs of theabutting land uses along the roadway (FHWA, ITE,2004). Implementing access management techniquescan help increase roadway capacity, managecongestion and reduce crashes. Examplesof less obvious benefits, in the caseof businesses, include: reduction inmaintenance and other costs byutilizing shared driveways oreliminating entrance/exit pointsand increased road frontageand improved aestheticsas a result of eliminatingdriveways.There are a number ofphysical design and policyrelatedtools and techniquesthat can be used to achieveaccess management. Someof the basic design principlesare described below:1) Provide a specializedroad system—design and manage roadways accordingto the function they are intended to provide.2) Limit direct access to major roadways—preserve the traffic function of higher volume roadsserving regional thru traffic.3) Promote intersection hierarchy—intersectiontypes should reflect roadway hierarchy. For example,two major arterials would form a junction as would adriveway and a local street.4) Locate signals to favor through movements—Allows for better coordination of signals, continuousmovement of traffic at the desired speed and reducesdelays.5) Preserve the functional areas of intersectionsand interchanges—The area where motorists respondto the intersection or interchange is the area requiredfor safety and efficiency. Access points too close tointersections or interchange ramps should be avoided.6) Limit the number of conflict points—Simplifying the driving environment by limiting thenumber of conflict points among vehicles, pedestrians,bicyclists and transit helps improve safety.7) Separate conflict areas—Traffic conflictscan also be reduced by separating conflict areas.Encourage less cluttered sight distance for the motorist,thus allowing longer reaction time andimproving safety.8) Remove turning vehicles fromthrough traffic lanes—When turning vehiclesare removed from through traffic lanes, better trafficflow and is maintained, roadway capacity is betterpreserved and safety is improved.9) Use non-traversable medians tomanage left-turn movements—Researchshows the majority of access-related crashesinvolve left turns. Use medians to channelturning movements.10) Provide a supporting street systemand circulation system—Well-plannedcommunities with a supporting network oflocal and collector streets, unified propertyaccess and circulation systems are better ableto accommodate development.(Information from TRB Access Management Manual, 2003)Civic Entrepreneur“Civic Entrepreneur” is a phrase coined in 1997 in thebook “Grassroots Leaders for a New Economy—HowCivic Entrepreneurs are Building Prosperous Communities”by Collaborative Economics. The basic principle of civicentrepreneurship is that an individual of influence, beit social, economic, political or some combination ofthese, chooses to volunteer their time and attention fora greater good at a large scale. Often associated withregional initiatives, civic entrepreneurs are known touse their connections and resources to lead opinionsand bring visibility to large-scale initiatives.Collaborative Economics state that civic entrepreneurs“…have the personality traits commonly associatedwith entrepreneurial business leaders. They are risk155TROY MASTER PLANPlanning & Zoning Concepts

takers. They are not afraid offailure. They possess courageborn of strong conviction.They are people of vision.They are passionate andenergetic. They bring out thebest in people and know howto encourage them along.”The five common traits ofcivic entrepreneurs accordingto the authors of “GrassrootsLeaders for a New Economy”are that they:— See opportunity in thenew economy— Possess an entrepreneurialpersonality— Provide collaborative leadership to connect theeconomy and the community— Are motivated by broad, enlightened, long terminterests— Work in teams, playing complementary roles(Information from “Grassroots Leaders for a New Economy—How Civic Entrepreneurs are Building Prosperous Communities”Collaborative Economics, 1997 and “The civic entrepreneur— a new leadership model is taking root, but not here”Charleston Regional Business Journal 07/30/2001, http://www.charlestonbusiness.com/pub/4_16/news/1875-1.html)Comprehensive PlanA document or series of documents prepared by aplanning commission or department setting forthpolicies for the future of a community. In Michigan, theMZEA requires that a Zoning Ordinance be based onthe plan. It is normally the result of considerable citizenparticipation, study and analysis of existing physical,economic, and social conditions, and a projection offuture conditions. Typical elements include Goalsand Policies, a Land Use Plan, Thoroughfare Plan,Greenways/Open Space Plan and ImplementationStrategies. It serves as a guide for many publicdecisions, especially land-usechanges and preparationof capital improvementsprograms, and the enactmentof zoning and related growthmanagement legislation.EXAMPLE OF HOW A FORM-BASED CODE CAN SPECIFYDIFFERENT BUILDING TYPES FOR EACH FACE OF THE BLOCK,ALLOWING MORE FLEXIBILITY THAN CONVENTIONAL ZONINGWHICH ASSIGNS A SINGLE USE/DENSITY CATEGORY FOR ANENTIRE BLOCK OR GROUP OF BLOCKS.Form-Based CodeAn emerging approachto land regulation,influenced by new urbanismthat has recently beenapplied in a number ofcommunities, including:Arlington County, Virginia(http://www.arlingtonva.us/Departments/CPHD/forums/columbia/currentCPHDForumsColumbiaCurrentCurrentStatus.aspx) and Azusa, California(http://www.ci.azusa.ca.us/com_development/PDFs/04-0623%20development%20code.pdf). The approach“places primary emphasis onthe physical form of the built environment with the endgoal of producing a specific type of ‘place’. Standing incontrast to conventional land development regulations(which, it is argued, favor regulating use over form),form-based regulations are designed to place theultimate form of the development in a superior positionto the use to which the property is put” (Form-Based LandDevelopment Regulations, Robert J. Sitkowski, Brian W. Ohm, THE URBANLAWYER VOL. 38, NO. 1 WINTER 2006).As explained by the Form-Based Codes Institute:Form-based codes address the relationship betweenbuilding facades and the public realm, the form and massof buildings in relation to one another, and the scale andtypes of streets and blocks. The regulations and standardsin form-based codes, presented in both diagrams andwords, are keyed to a regulating plan that designates theappropriate form and scale (and therefore, character) ofdevelopment rather than only distinctions in land-usetypes. This is in contrast to conventional zoning’s focus onthe segregation of land-use types, permissible propertyuses, and the control of development intensity throughsimple numerical parameters (e.g., FAR, dwellings per acre,height limits, setbacks, parking ratios). Not to be confusedwith design guidelines or general statements of policy,form-based codes are regulatory, not advisory.“ Form-Based Code places primary emphasis on thephysical form of the built environment with the end goal ofproducing a specific type of ‘place’.”APPENDIX 1.3Planning & Zoning Concepts156

Form-based codes commonlyinclude:Regulating Plan. A plan ormap of the regulated areadesignating the locationswhere different building formstandards apply, based onclear community intentionsregarding the physicalcharacter of the area beingcoded.Building Form Standards.Regulations controlling theconfiguration, features, andfunctions of buildings thatdefine and shape the public realm.Public Space/Street Standards. Specifications for theelements within the public realm (e.g., sidewalks, travellanes, street trees, street furniture, etc.).Administration. A clearly defined application and projectreview process.Definitions. A glossary to ensure the precise use oftechnical terms.Form-based codes also sometimes include:Architectural Standards. Regulations controlling externalarchitectural materials and quality.Annotation. Text and illustrations explaining theintentions of specificcode provisions.(Information from http://www.formbasedcodes.org/)Green Building“Green Building is acollection of design andconstruction strategiesthat significantlyreduce or eliminateenvironmental impactsof a building whileproviding healthyindoor space for itsoccupants. Buildinggreen requires anintegrated designapproach that looks atall components of theTHE FORD ROUGE FACTORY TOUR VISITOR CENTERIN DEARBORN, MICHIGAN RECEIVED GOLD LEEDCERTIFICATION IN 2004SOURCE: FORD MOTOR COMPANYLEED CATEGORYSustainable SitesWater EfficiencyEnergy and AtmosphereMaterials and ResourcesIndoor EnvironmentalQualityInnovation and Designbuilding project and evaluates the interrelationshipsamong the building, its specific components, itssurroundings and its occupants.” Some of the benefitsof Green Buildings include: moreefficient and cost effective use ofbuilding resources, energy andoperational savings, improvedproductivity and reducedabsenteeism among occupantsand reduced air pollution andstormwater impacts. Recentanalysis show that the upfront costof building green ranges from 0-5% of the total construction cost,but is often recouped over the lifeof the building and often withinthe first few years, due to reducedoperational costs.(Information from Building Green Building Smart, Arlington County, VA,March 2005)Infill DevelopmentIt has become clear in recent years that current patternsof sprawling, low-density development at the urbanfringe of many U.S. cities is consuming land (includingfarmlands, wetlands, and other resource lands) at amuch faster rate than population growth. Increasedtraffic congestion, overburdened public facilities,increased housing and infrastructure costs, loss of openspace and loss of other valued community resources aresome of the problems associated with such patterns.An emphasis on infill development is one way toreverse some of thegrowing problems causedAREAS OF IMPACTProject location, how buildingis situated on the property,and how it relates to thesurrounding communityWater efficiency forlandscaping and potablesupplyEnergy efficiency and globalwarming issuesReuse and recycling ofmaterials, materials selectionIndoor air quality, ventilation,daylightCreative green buildingapplicationsby sprawling developmentpatterns. Infill developmentfocuses on developing vacantor under-utilized parcelswithin existing urban areasthat are already developed.The focus should not be onpiecemeal developmentof individual lots. Rather,infill development shouldfill in gaps within theneighborhood, fit theneighborhood context,contribute to a healthy mix ofuses, support transportationchoices and add conveniencefor residents.(Information from Infill DevelopmentStrategies for Shaping LivableNeighborhoods , June 1997 - Report No. 38 http://www.mrsc.org/Publications/textfill.aspx)157APPENDIX 1.3Planning & Zoning Concepts

LEEDThe LEED TM (Leadership in Energy and EnvironmentalDesign) Green Building Rating System, developed bythe U.S. Green Building Council (USGBC), is the nationalbenchmark for high performance green buildings. TheLEED rating system allots points in 6 major categoriesand using LEED as a guide, a project can attain one ofthe following LEED award levels:• Certified (26-32 points)• Silver (33-38 points)• Gold (39-51 points)• Platinum (52-69 points)As part of the LEED certification process, the projectteam must document specific credits to be obtained.Once the project is completed, the USGBC reviews thedocumentation package submitted by the applicantand confirms that the project is “green” and assigns anaward level.LEED is flexible in that the project team decides whichpoints offer the greatest benefit for the project. Also, ifthere is a specific aspect of the project that enhancesenvironmental aspects, but does not fit within a specificcategory, there is an option to develop four InnovationCredits.(Information from Building Green Building Smart, Arlington County, VA,March 2005)Low Impact Development (LID)LID principles began with the introduction ofbioretention technology in Prince George’s County,Maryland in the mid-1980’s. It was pioneered toaddress growing economic and environmentallimitations of conventional stormwater management.LID is an innovative stormwater managementapproach whose basic principle is modeledafter nature: managing rainfall at the sourceusing uniformly distributed decentralized microscalecontrols. The goal is to mimic a site’spredevelopment hydrology by using designtechniques that infiltrate, filter, store, evaporateand detain runoff close to its source. LID addressesstormwater through small, cost-effective landscapefeatures located at lot level, rather than conveyingand managing/treating stormwater in large, costlyend-of-pipe facilities located at the bottom ofdrainage areas. LID’s landscape features are knownas Integrated Management Practices (IMPs) andcan include almost all components of the urbanenvironment, such as: open space, rooftops, parkinglots, streetscapes, sidewalks and medians. LID’sapproach is versatile and can be applied to newdevelopment, urban retrofits and redevelopment andrevitalization projects.(Information from http://www.lid-stormwater.net/intro/background.htm)Mixed Use ZoningZoning that permits a combination of two or moreland uses within a single development project. Theterm has often been applied to major developments,often with several buildings, that may containoffices, shops, hotels, apartments and related uses.Optimal mixed-use development promotes a varietyof uses (residential, work, recreation, retail, etc.) inclose proximity to residents. Many zoning districtsspecify permitted combinations of uses, for example,residential and retail/office.In the 1990s, mixed use emerged as a key componentof Smart Growth, Transit Oriented Development(TOD), Sustainable Development and othermovements.(Information from http://www.mncppc.org/html/glossary2.htmand Land Development East, May 2006 http://ncppp.org/resources/papers/surprenant_development.pdf#search=%22optimal%20mixed%20use%20development%22)EXAMPLE OF A MIXED-USE DEVELOPMENT AT AN INTERSECTION INCHERRY HILL VILLAGE, A NEIGBORHOOD BASED ON THE PRINCIPLESOF NEW URBANISM LOCATED IN CANTON, MICHIGANSOURCE: CYBURBIA IMAGE GALLERYNew UrbanismAn approach to urban planning that borrows fromtraditional city planning concepts, particularlythose of the years 1900-1920, and applies them tomodern society. New urbanism advocates integratinghousing, workplaces, shopping, parks and civicAPPENDIX 1.3Planning & Zoning Concepts158

facilities into compact, pedestrian-friendly, mixeduseneighborhoods linked by transit and bikeways.Developments are characterized by buildings placeddirectly along relatively narrow streets, with parkingand driveways located to the rear, complemented bypedestrian-oriented amenities such as front porchesand sidewalk cafes. (see Traditional NeighborhoodDevelopment)(Information from http://www.indygov.org/eGov/City/DMD/Planning/Resources/glossary.htm#M and http://planning.city.cleveland.oh.us/cwp/glossary/glossary.php)Overlay ZoneWithin their zoning ordinances, communitiesmay choose to include overlay zones (districts) or“combining zones” to protect particular natural orcultural areas, such as historic districts, steep slopes,waterfronts, scenic views, agricultural areas, aquiferrecharge area, wetlands, watersheds, or downtownresidential enclaves. Overlay zones may also beinstituted for a specific purpose within a neighborhood.For example, an overlay zone could be used to promotea mixed-use development near a community center orcould be used to allow affordable housing as a use byright in areas selected by thecommunity, regardless of thecurrent zoning.As part of the ZoningOrdinance, overlay zones buildon the underlying zoning fora given area, by establishingadditional or stricter standardsand criteria.Developments within the overlayzone must conform to therequirements of both zonesor the more restrictive ofthe two.“Performance standards are zoning controls that regulate theeffects or impacts of a proposed development or activity on thecommunity, instead of separating land uses into various zones.”The primaryadvantageof overlayzones isto allowthecommunity theflexibility toimpose specificrequirements forarea-specific or sitespecific needs. A disadvantage is that too many zonesmay result from this approach, and it can be difficult toidentify all relevant requirements for a particular site.The overlay zone is a relatively standard zoning toolwithin the overall Euclidean framework of most cities’zoning ordinances.(Information from http://www.co.tompkins.ny.us/planning/vct/tool/overlayzones.html and http://www.city.palo-alto.ca.us/planningcommunity/zon-code_frmtsdp.html#Types)Performance ZoningPerformance standards are zoning controls thatregulate the effects or impacts of a proposeddevelopment or activity on the community, instead ofseparating land uses into various zones. It was initiallydeveloped to set commercial and industrial standards(e.g., noise, vibration, odor, glare, air pollution, toxics,outdoor storage) in the 1950’s, but was expanded inthe 1960’s and 1970’s to include: impervious coverlimitations, building coverage, landscape surface ratio,trip generation, and water/sewer impacts . Althoughperformance zoning was intended to minimizediscretion in project review, these criteria are morecommonly used to supplement “use” provisions anddimensional standards, rather than to supplant them.For example, with regards to home occupation, aperformance standard may read: “The number ofsquare feet used for conducting the home occupation,whether in the residence or other permitted structure,shall not exceed twenty-five percent (25%) of the totalarea of the home plus attached garage, not to exceed500 square feet.” In some communities, performancezoning has been used to create point systems toevaluate development, however, still relying on somehighly discretionary criteria, such as “neighborhoodcompatibility,” for approval.An advantage of performance zoning is toprovide flexibility regarding density and floor arearequirements, rather than focusing on project impacts.Disadvantages of the performance approach include:a) impacts are frequently site-specific, so that a set ofnumbers may not be adequate to address all impacts;b) the requirements can be difficult to implement,since they often involve complex calculations not159APPENDIX 1.3Planning & Zoning Concepts

familiar to thosewho use the code;and c) performancezoning to replace“use” limitationsignores some ofthe fundamentalreasons to providefor or prohibit uses(such as providingfor neighborhoodservingcommercialuses or prohibitingliquor stores ina single-familyresidential area).Cities have beenreluctant to deviatefrom density andintensity limits and/or a highly discretionary reviewprocess to apply a performance zoning approach.Performance zoning in codes today is generally limitedto providing special standards for specific uses, suchas the nuisance-related criteria for industrial uses, orstandards for large-family day care facilities, homeoccupations, etc., to minimize discretion in the reviewof some of these uses.(Information from City of Palo Alto Discussion Paper, Types of ZoningCodes and Formats, http://www.city.palo-alto.ca.us/planningcommunity/zon-code_frmtsdp.html)SustainabilityEXAMPLE OF A MIXED-USE PUD IN HOWELL, MICHIGAN DESIGNED USINGTRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) PRINCIPLES.SOURCE: HTTP://WWW.TOWNCOMMONSLLC.COM/OVERVIEW.HTMLThe United States Environmental Protection Agency(U.S. EPA) defines sustainability as “the ability to achievecontinuing economic prosperity while protecting thenatural systems of the planet and providing a highquality of life for its people”. It further states that“achieving sustainable solutions calls for stewardship,with everyone taking responsibility for solvingthe problems of today and tomorrow-individuals,communities, businesses and governments are allstewards of the environment”.Sustainability covers many areas. In terms of theMaster Plan, sustainable development may be the most“TNDs stress a walkable scale, an integration of differenthousing types and commercial uses, and the building of truetown centers with civic uses.”important concept to befamiliar with. A simple,common definition forsustainable developmentwas originally presented inthe report “Our CommonFuture.” It reads:“Sustainable developmentis development that meetsthe needs of the presentwithout compromisingthe ability of futuregenerations to meet theirown needs.”Sustainable developmentessentially meansimproving quality of lifewithout increasing the useof natural resources to the point of exhaustion.(Information from http://www.epa.gov/sustainability/, WorldCommission on Environment and Development (WCED). Ourcommon future. Oxford: Oxford University Press, 1987 p. 43 andhttp://www.sdgateway.net/introsd/definitions.htm)Traditional NeighborhoodDevelopment (TND)Traditional Neighborhood Development (TND),sometimes called Neotraditional Development,Neoclassical Development or New Urbanism, refersto a pattern of land planning and development thatemulates the towns and suburbs built in the early tomid-20th century. TNDs stress a walkable scale, anintegration of different housing types and commercialuses, and the building of true town centers with civicuses. The idea of TNDs arose in the 1980s and gainedpopularity in the 1990s, due to dissatisfaction with theby-products of suburban development patterns overthe proceeding decades.TNDS often include a variety of housing types andland uses in a defined area. The variety of uses permitseducational facilities, civic buildings and commercialestablishments to be located within walking distanceof private homes. A TND is often served by a networkof paths, streets and lanes suitable for pedestrians aswell as vehicles. Public andprivate spaces have equalimportance, creating abalanced community thatserves a wide range of homeand business owners.APPENDIX 1.3Planning & Zoning Concepts160

Some TNDs thatare substantiallybuilt and havegained significantnational attentioninclude: Kentlands(Gaithersburg, MD),Seaside (Florida),Harbor Town,(Memphis, TN),Celebration (Florida),and Laguna West(Sacramento County,CA). Many zoningand subdivisionordinances donot permit thedevelopment ofTNDs because of thecodes’ requirementsfor large lots, largeRENDERING OF ASSEMBLY SQUARE, A MIXED-USE, TOD DEVELOPMENT INSOMMERVILLE, MASOURCE: MBTAsetbacks, wide streets, and separation of uses. PUDordinances have allowed development of TNDs incertain locations and some communities have adoptedtheir own TND ordinances.(Information from http://www.tndtownpaper.com/neighborhoods.htmand NAHB)Transit Oriented Development (TOD)“Transit-oriented development (TOD) is compact,walkable development centered around transit stations.Generally including a mix of uses—such as housing,shopping, employment, and recreational facilities—TOD is designed with transit and pedestrians as highpriorities, making it possible for visitors and residentsto move around without complete dependence on acar.” (Massachusetts Bay Transportation Authority, http://www.mbta.com/projects_underway/tod.asp)Components of TOD include:• Walkable design with pedestrian as the highestpriority• Train station as prominent feature of town center• A regional node containing a mixture of uses inclose proximity including office, residential, retail,and civic uses• High density, high-quality development within10-minute walk circle surrounding train station• Collector support transit systems includingtrolleys, streetcars, light rail, and buses, etc• Designed to include the easy use of bicycles,scooters, and rollerblades as daily supporttransportation systems• Reduced and managedparking inside 10-minute walkcircle around town center /train station(Information from http://www.transitorienteddevelopment.org/index.html)Benefits of TOD include:• Quality of Life: “Qualityof life” is often used torepresent a host of factorsthat collectively describe agood place to live. It includesconcepts such as safeneighborhoods, access tojobs and recreation, a senseof community, ease of gettingaround, and moderate cost ofliving.• Increased Mobility Choice: Because of theirpedestrian orientation, mix of uses, and access totransit, TODs increase the number and of proportionof all trips made by transit, walking, and cycling.• Reduced Congestion: To the extent that TODallows more people to use transit, walk, and bicycle,it reduces road and highway congestion.• Conservation of Land and Open Space: Byconcentrating development, TOD helps to curtailsprawl, which protects open space.• Health Benefits: By providing more opportunitiesfor walking and bicycling, TODs offer direct healthbenefits—significant at a time when obesity hasbecome a national epidemic, fueled partly by thesedentary lifestyle associated with sprawl.• Enhanced Sense of Community: Researchsuggests that residents in suburban sprawlneighborhoods feel no strong “sense of community.”TOD, however, provides and emphasizes public spacethat affords residents spending opportunities forface-to-face contact.• Economic & Social Benefits: TOD can lower costhousing costs and reduce household transportationspending.• Jobs-Housing Balance: A jobs-housing imbalanceoccurs when jobs are located far from housing.Bringing jobs, housing, and services closer togetherand linking them with transit helps mitigate thismismatch.161APPENDIX 1.3Planning & Zoning Concepts

• Redevelopment Opportunities: TOD can combinepublic and private investment, so that scarce publicfunds can be used most efficiently and effectively.(Information from Business Transportation and Housing Agency andCalifornia Department of Transportation, 2002. Massachusetts BayTransportation Authority, http://www.mbta.com/projects_underway/tod.asp)WayfindingProperly designedwayfinding enables peopleto navigate the communityand find destinations.“Wayfinding is definedas a succession of cluescomprising visual, audibleand tactile elements.The components of anyvisual wayfinding systemexceed signs to encompassarchitecture, lighting,landscape, and landmarks.Good wayfinding helpsusers experience anenvironment in a positiveway and facilitates gettingfrom point A to point B. When executed successfully,the system can reassure users and create a welcomingenvironment, as well as answer questions before userseven ask them” (Definition from Patrick Gallagher, principal ofGallagher and Associates (Washington, D.C.), and president of theSociety for Environmental Graphic http://www.signweb.com/ada/cont/wayfinding.html).Some of the basic design strategies communities canuse to improve orientation and wayfinding include:1) Outside spaces should be easily recognized andidentifiable with landscaping that supports orientation;2) Use community landmarks to help to providememorable locations and orientation clues. Visibilityand memorability are important features of landmarksthat can assist in wayfinding;3) Provide signs and maps, use color coding,institute landmarks, form points along paths, achievespatial hierarchies, and give sensory clues fororientation and wayfinding;4) Paths should be well-structured and notmeandering or confusing;5) Use sight lines to give an indication of what isahead;6) Observe legibility standards. Typeface, font, sizeand spacing between letters and words are importantelements in wayfinding. For example, a combinationof uppercase and lowercase letters is easier to readthan only uppercase. Color contrast is also importantto improve readability of signs. There also must beattention to the speed, visual environment and distancefrom which the information is viewed on a sign to avoidtoo much or too little information. (http://www.signweb.com/ada/cont/wayfinding.html); and,7) Do not provide too many choices to the user.APPENDIX 1.3Planning & Zoning Concepts162

CITY OF TROY MASTER PLANAppendix 1.4DemographicsAn important prerequisite to communityplanning is to develop a common understandingof the current state of the City as well asanticipated trends. Information gatheredthrough this process is critical to the accurateprojection of future needs and developmentpatterns and the formulation of policies.The following report provides the basicdemographic background information collectedas part of the planning process. Some of the text,graphics, and figures may appear in summary orin their enturety within the main Chapters of theMaster Plan.Existing and Projected PopulationThe population of the City of Troy has steadilyincreased since the 1960 U.S. Census. The currentpopulation, according to SEMCOG’s September2008 projections, is 80,497 people. Thisrepresents a 10.4 percent increase over the 1990Census figure of 72,884. The City of Troy’s ownprojection was 87,594 in 2007.However, SEMCOG predicts that by the year2035, the City of Troy can expect to have a totalpopulation of 86,528, an increase of 6.8 percentfrom the 2000 Census population. Somecommunities surrounding Troy are also expectedto experience population increases between2000 and 2035, while others are expected todecrease. The communities where growth isexpected are located to the north and east of theCity of Troy.Existing and Projected Household Numberand SizeAccording to the 2000 U.S. Census, the City ofTroy has 30,018 households. By the year 2035,SEMCOG predicts that the number of householdswill increase by approximately 19%. The figureon the following page reflects the numberof existing and projected households in Troy.Current household size in the City of Troy is 2.69(2000 U.S. Census) and 38% of households havechildren.A common trend in Southeast Michiganis a higher rate of increase in the number ofhouseholds than total population growth. Inthe City of Troy, between 1990 and 2000, totalpopulation increased by 11% while the numberof households rose by 14%. Commensuratewith an increased number of households is adecrease in the size of households. By 2035,household size in Troy is projected to be 2.41persons per household. The trend towardsincreased households with a decline in totalpopulation is due to several factors, including: adecrease in the number of children being born towomen, couples having children later in life andan increasing number of aging baby boomers or“empty nesters”.Population CharacteristicsPopulation characteristics play an importantrole in determining the future land use needsof a community. The following pages provide abrief summary of some of the key characteristicsof residents in the City of Troy.APPENDIX163

CITY OF TROY POPULATION1000008000067,10272,88480,959 80,49787,59486,528PopulationSEMCOGPopulation600004000039,419Troy2000019,40201960 1970 1980 1990 2000 2008 2007Source: 2000 U.S. Census, SEMCOG, City of Troy2035POPULATION TRENDS, TROY AND SURROUNDING COMMUNITIESTroy1990Auburn HillsBirmingham2000Bloomfield Hills2035Bloomfield TwnshpClawsonMadison HeightsPontiacRochester HillsRoyal OakSterling Heights0 30000 60000 90000 120000 150000PopulationSource: 2000 U.S. Census and SEMCOG164 APPENDIX

CITY OF TROY MASTER PLANHouseholds400003500032,59631,09030,0183000026,16725000200001500010000500001990 2000 2006 2007Source: 2000 U.S. Census, SEMCOG, City of Troy35,7062035NUMBER OF HOUSEHOLDSPopulationSEMCOGTroyHOUSEHOLDS BY TYPEHouseholds by Type (Percentage)Single Parent Households (8.4%)Non-Family Households (27.1%)Married Couple Households (64.5%)Source: 2000 U.S. Census and SEMCOGAPPENDIX165

POPULATION DISTRIBUTION BY AGE GROUP (2000)Age Group (Percentage)65+ (10%)35-64 (45%)18-34 (19%)5-17 (20%)0-4 (6%)Source: SEMCOGEDUCATIONAL ACHIEVEMENT OF RESIDENTS OVER 25 YEARS OF AGEEducation Level (Percentage)Graduate or Professional Degree (22%)Bachelor's Degree (28%)Associate Degree (6%)Some College, No Degree (18%)Graduated High School (17%)Source: SEMCOGDid Not Graduate High School (8%)166 APPENDIX

CITY OF TROY MASTER PLANHousehold TypeOver 72% of the City’s population live infamily households. The percentage of familyhouseholds is slightly higher than OaklandCounty’s which is 66.9%. The remainder ofthe population is composed of non-familyhouseholds. Non-family households consist of agroup of unrelated persons or one person livingalone.Racial CompositionThe City of Troy’s population is diverse with ahigher percentage of Asian residents than anyother city in Michigan. According to the 2000U.S. Census, the racial makeup of the City was82.30% White, 2.09% African American, 0.15%Native American, 13.25% Asian, 0.02% PacificIslander, 0.36% from other races, and 1.82% fromtwo or more races. 1.46% of the population is ofHispanic or Latino origin.Age CompositionMore than half of the population of the City ofTroy is over the age of 35. As shown in the 2030forecast, 45% of residents are between the agesof 35-64. The 5-17 and 18-34 age ranges containthe next highest proportion of residents, with20% and 19% respectively. The median age inthe City of Troy is 36.7 according to the 2005American Community Survey produced by theU.S. Census Bureau.$77,538 (1999 dollars), a 4% rise from the 1990median income of $74,251 (1999 dollars). TheU.S. Census Bureau 2005 American CommunitySurvey reported that the 2005 median householdincome in the City of Troy was $81,111 (2005inflation-adjusted dollars). This well exceeds theOakland County 2005 median income of $64,022(2005 inflation-adjusted dollars).EducationThe City of Troy has a well-educatedpopulation. Almost 75% of Troy’s residents havesome college education. Fifty-six percent ofresidents have an advanced degree, including abachelor’s, associate’s or graduate/professionaldegree. Only 8% of residents did not graduatehigh school.2030 AGE FORECASTAge Groups 2000 Census 2030 ForecastAge 0-4 4,991 (6%) 4,422 (6%)Age 5-17 16,227 (20%) 13,514 (18%)Age 18-34 15,225 (19%) 12,639 (16%)Age 35-64 36,230 (45%) 29,868 (39%)Age 65+ 8,286 (10%) 16,603 (22%)Total Population 80,959 77,046Source: 2000 U.S. CensusBy 2030, a substantial shift is expected in theage distribution. As indicated in the table, theage 65+ age range will increase from 10% to 22%by the year 2030.IncomeThe City of Troy has experienced an increasein affluence compared to the previous decade.According to the 2000 Census, the medianhousehold income in the City of Troy wasAPPENDIX167

Residential CharacteristicsThe 2000 U.S. Census reported 30,872 housingunits in the City of Troy, an increase of 13.5%over the 27,197 units reported in 1990. The U.S.Census Bureau American Community Surveytallied 33,172 housing units in the City of Troy asof 2005.Housing Unit TypeBased on the 2000 U.S. Census, 75% of housingunits in the City of Troy are owner-occupied units,22% are renter occupied units and the remainderare vacant. The predominant housing type inthe City of Troy (73%) is a single-family detachedhome. Twenty-percent of units are multi-unitapartments with the remainder being one-familyattached homes or duplexes/townhomes.YearAGE OF CITY OF TROY’S HOUSING STOCKNumber ofUnits% of TotalNumber ofUnits1999-Mar. 2000 486 1.6%1995-19958 1,545 5.0%1990-1994 2,531 8.2%1980-1989 4,522 14.6%1970-1979 12,096 39.2%1960-1969 5,363 17.4%1940-1959 3,580 11.6%1939 or earlier 749 2.4%Source: 2000 U.S. CensusAge of HousingThe City of Troy’s housing stock is relatively newand built mostly after the 1970’s. The followingtable indicated the approximate number of unitsand percentage of the housing stock built foreach given year.Housing CostsAccording to the 2004-2005 CommunityProfiles compiled by the Oakland CountyDepartment of Planning and EconomicDevelopment, housing costs in the City ofTroy have risen in recent years. The averagehousing cost in 1999 was $215,062, compared to$253,889 in 2001 and 270,745 in 2003.The increase in housing costs is attributable tonew construction, the increased popularity of theCity of Troy as a residential and business settingwithin metropolitan Detroit community andgeneral rises in housing costs within southeastMichigan.168 APPENDIX

CITY OF TROY MASTER PLANAppendix 1.5Troy Oakland AirportApproach PlanIn 2006, the State of Michigan enacted a newMichigan Zoning Enabling Act, Public Act 110of 2006. Section 203 of the Act requires thatIf a local unit of government adopts or revisesa master plan (as they are required to do ifthey utilize zoning) after an airport layout planor airport approach plan has been filed withthat local unit of government, the master planshall incorporate that layout or approach plan.This appendix has been added to satisfy thisimportant requirement. The airport approachplan for Troy Oakland Airport is included on thefollowing page .APPENDIX169

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MASTERPLAN